2016-11-16 - Planning and Zoning Commission - Agenda Packet
Meeting of the Village of Buffalo Grove
Planning and Zoning Commission
Regular Meeting
November 16, 2016 at 7:30 PM
Fifty Raupp Blvd
Buffalo Grove, IL 60089-2100
Phone: 847-459-2500
I. Call to Order
II. Public Hearings/Items For Consideration
1. Consider a Variation to the Zoning Ordinance for the Property at 831 Shady Grove
(Trustee Weidenfeld) (Staff Contact: Brian Sheehan)
2. Consider Approval of Amendment to the Existing Annexation Agreement Ordinance No.
90-55, as Amended by Ordinance No. 2007-55 Requesting Approval for a Rezoning to
B3 Planned Business Center District with a Special Use for a Planned Unit Development
and Approval of a Plat of Subdivision and Preliminary Plan with Multiple Special Uses
and Variations for the 25 Acre Property at the Northwest and Southwest Corners of
Milwaukee Avenue and Deerfield Parkway (Trustee Berman) (Staff Contact: Chris
Stilling)
III. Regular Meeting
A. Other Matters for Discussion
1. Preliminary Plan Approval for an 12 Unit Townhome Development – Workshop
#3 (Trustee Weidenfeld) (Staff Contact: Chris Stilling)
B. Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Oct 19, 2016 7:30 PM
2. Planning and Zoning Commission - Regular Meeting - Nov 2, 2016 7:30 PM
C. Chairman's Report
D. Committee and Liaison Reports
E. Staff Report/Future Agenda Schedule
F. Public Comments and Questions
IV. Adjournment
The Planning and Zoning Commission will make every effort to accommodate all items on the
agenda by 10:30 p.m. The Board, does, however, reserve the right to defer consideration of
matters to another meeting should the discussion run past 10:30 p.m.
The Village of Buffalo Grove, in compliance with the Americans with Disabilities Act, requests that
persons with disabilities, who require certain accommodations to allow them to observe and/or
participate in this meeting or have questions about the accessibility of the meeting or facilities,
contact the ADA Coordinator at 459-2525 to allow the Village to make reasonable
accommodations for those persons.
Updated: 11/11/2016 1:48 PM Page 1
Action Item : Consider a Variation to the Zoning Ordinance for the
Property at 831 Shady Grove
Recommendation of Action
Staff recommends approval.
The petitioner is requesting a variation to allow the installation of a front porch to the east elevatio n of
their home. The proposed front porch would be setback approximately 27.10 feet from the front lot line.
Pursuant to Village Code, the R4A Zoning District requires a 30 foot front yard setback. Therefore a
variation to Section 17.40.020 of the Zoning Ordinance is required.
ATTACHMENTS:
Staff Report (DOCX)
Aerial (PDF)
Petitioners Letter (PDF)
Plat of Survey (PDF)
Elevations (PDF)
Trustee Liaison Staff Contact
Weidenfeld Brian Sheehan, Community Development
Wednesday, November 16,
2016
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
Meeting Date: November 16, 2016
SUBJECT PROPERTY Location: 831 Shady Grove Lane
PETITIONER: Stephanie Johnson, Property Owner
PREPARED BY: Brian Sheehan, Building Commissioner
REQUEST: A variation to Village Zoning Ordinance, Section 17.40.020,
pertaining to Area, Height, Bulk and Placement Regulations,
for the purpose of constructing a front porch addition that
would encroach into the required 30 foot front yard setback.
EXSITING LAND USE AND ZONING: The property is improved with a single family home and is
zoned R4A.
COMPREHENSIVE PLAN: The 2009 Comprehensive Plan calls for this property to be
single family detached housing.
PROJECT BACKGROUND
The petitioner, Stephanie Johnson is requesting a variation to allow the installation of a front porch
to the east elevation of her home. The proposed front porch would be setback approximately 27.10
feet from the front lot line. Pursuant to Village Code, the R4A Zoning District requires a 30 foot front
yard setback. Therefore a variation to Section 17.40.020 of
the Zoning Ordinance is required.
PLANNING & ZONING ANALYSIS
The required front yard is 2250 square feet in total
area.
The proposed front porch would be 286.12 square
feet in total area.
92.5 square feet of the proposed front porch would
encroach into the required front yard.
The front porch would be placed on the east
elevation of the home.
Surrounding property owners
The property has been posted with the public hearing
notice and the adjacent property owners have been sent
written notification as required. To date, staff has not
received any contact, comments or concerns.
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Departmental Reviews
Village
Department
Comments
Engineering The Village Engineer has reviewed the proposed improvements and does not
have any engineering concerns with the proposed improvements.
STANDARDS
The Planning & Zoning Commission is authorized to grant variations to the regulations of the Zoning
Ordinance based upon findings of fact which are made based upon evidence presented at the
hearing that:
1. The plight of the owner is due to unique circumstances;
2. The proposed variation will not alter the essential character of the neighborhood.
At the meeting, the petitioner shall respond to the standards for the variation.
STAFF RECOMMENDATION
Staff recommends approval of the variation for this request.
ACTION REQUESTED
The Planning & Zoning Commission (PZC) shall open the public hearing and take public testimony
concerning the variation. The PZC shall make a determination if the standards for a variation have
been met and vote to either approve or deny the variation request.
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Updated: 11/10/2016 9:26 AM Page 1
Action Item : Consider Approval of Amendment to the Existing
Annexation Agreement Ordinance No. 90-55, as Amended by
Ordinance No. 2007-55 Requesting Approval for a Rezoning to B3
Planned Business Center District with a Special Use for a Planned
Unit Development and Approval of a Plat of Subdivision and
Preliminary Plan with Multiple Special Uses and Variations for the
25 Acre Property at the Northwest and Southwest Corners of
Milwaukee Avenue and Deerfield Parkway
Recommendation of Action
Staff recommends approval subject to the conditions in the attached staff report
On September 21, 2016, the Planning & Zoning Commission (PZC) held a public hearing to consider the
necessary zoning approvals for the project. Ultimately, the PZC unanimously recommended approval of
the proposed project. Subsequent to the PZC public hearing and recommendation, the petitioners have
requested changes to the site plan by relocating the carwash, quick lube and gas station to the parcel on
the north side of Deerfield Parkway. Furthermore, SDG has proposed changes to their site plan. Due to
the substantial change in the plans, the project was referred back to the PZC for further review and
consideration at the October 17th Village Board Meeting.
ATTACHMENTS:
staff report (DOCX)
Complete Plan Set 10.27.16 (PDF)
9.21.16 PZC Minutes (PDF)
Signed Petitions (PDF)
Trustee Liaison Staff Contact
Berman Chris Stilling, Community Development
Wednesday, November 16,
2016
HISTORY:
11/02/16 Planning and Zoning Commission TABLED
Next: 11/16/16
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: November 2, 2016
SUBJECT PROPERTY LOCATION: The approximately 18 acre vacant tract of land at the
northwest corner of Milwaukee Avenue and Deerfield Parkway,
and the approximately 7 acre vacant tract of land at the
southwest corner of Milwaukee Avenue and Deerfield Parkway,
Buffalo Grove, IL 60089
PETITIONER: Shorewood Development Group
PREPARED BY: Christopher Stilling, Director of Community Development
REQUEST: Petition to the Village of Buffalo Grove for an amendment to
the existing annexation agreement Ordinance No. 90-55, as
amended by Ordinance No. 2007-55 requesting approval for a
rezoning to B3 Planned Business Center District with a special
use for a Planned Unit Development and approval of a Plat of
Subdivision and Preliminary Plan with multiple special uses and
variations
EXSITING LAND USE AND ZONING: The property is zoned B3 and OR (Office Research) and is
currently vacant
COMPREHENSIVE PLAN: The approved Village Comprehensive Plan calls for this
property to be Commercial.
PROJECT BACKGROUND
Shorewood Development Group (SDG) is the contract purchasers of the 25 acre property located at the
northwest corner and the southwest corner of
Milwaukee Avenue and Deerfield Parkway
commonly referred to as the Berenesa Plaza
Property. SDG currently has an agreement with
Woodman's Food Markets (Woodman's) allowing
them to acquire approximately 20 acres of the
parcel to develop a 242,000 square foot Grocery
Store located on the northwest corner of the
intersection.
On September 21, 2016, the Planning & Zoning
Commission (PZC) held a public hearing to
consider the necessary zoning approvals for the
project. Ultimately, the PZC unanimously
recommended approval of the proposed project.
Subsequent to the PZC public hearing and
recommendation, the petitioners have requested
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changes to the site plan by relocating the carwash, quick lube and gas station to the parcel on the north
side of Deerfield Parkway. Furthermore, SDG has proposed changes to their site plan. Due to the
substantial change in the plans, the project was referred back to the PZC for further review and
consideration at the October 17th Village Board Meeting. The following is a revised (tentative) schedule:
Meeting Action
October 17th Village Board Meeting The petition was referred back to the PZC for additional review
and recommendation
November 2nd PZC Meeting PZC to reopen the public hearing to hear changes to the plan.
PZC will be asked to make a new recommendation to the
Village Board
November 16th PZC Meeting (If needed) 2nd PZC Meeting in case there are revisions to the plan
December 5th Village Board Meeting Village Board to reopen the Public Hearing for the annexation
agreement and consider an ordinance on the development.
PLANNING & ZONING ANALYSIS
At the November 2nd PZC meeting, the Commissioners shall reopen the public hearing to consider the
revised site plans. The following is a summary of the key changes:
Woodman’s Site Plan Changes on Woodman’s Parcel 1
Woodman’s is requesting a change to their site plan by relocating the carwash, quick lube and
gas station to the parcel on the north side of Deerfield Parkway.
As the PZC recalls, the previous plan identified this area for the unmanned gas station and
floodplain.
To accommodate the revised plan, Woodman’s will be eliminating the unmanned gas station as
well as filling in a portion of the floodplain.
The remaining site will still include an approximately 242,000 square foot Woodman’s Food
Market and associated parking on the 18 acre parcel on the north side of Deerfield Parkway,
west of Milwaukee Avenue.
B3 District Dimensional Requirements
B3 District Requirements Proposed
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(south) 25 feet
Store- 307 feet
Gas Station canopy- 60 feet
Side (east
& west)
Pursuant to the B3 standards, a side and rear yard setback
for the principal building is not required when the subject
property’s side yard abuts existing commercially zoned
property. The property to the north, south and west is
zoned B3 in Buffalo Grove and the property to the east is
commercially zoned in the Village of Riverwoods
East- 74.9 feet
West- 30.5 feet (Carwash)
Rear
(north) Same as above 67.5 feet
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The plan now proposes 589 parking spaces for Woodman’s grocery store. The previous plan
provided 623 spaces. Pursuant to Village Code, the development requires 560 parking spaces.
While there are 34 less spaces, staff finds that sufficient parking is still being provided.
The Parcel on the south side of Deerfield Parkway, shown as Lot 2 on Woodman’s site plan, will
remain as a vacant lot. The parcel may be developed as future commercial or employee parking
for Woodman’s depending on market demands.
Site Plan Changes for SDG’s Project on Parcel 2:
SDG’s site plan has also changed. Much of the changes are a result of comments received by
Lake County Department of Transportation (LCDOT).
LCDOT requested that turning movements into the parking areas be set back further south from
the main access points onto Deerfield Parkway to reduce the potential for queuing onto
Deerfield Parkway. As a result, the proposed bank and commercial building B have been
relocated closer to Deerfield Parkway.
Furthermore, building B has been reoriented so that the front of the building faces south.
While the rear of building B will face Deerfield Parkway, SDG has treated the north elevation
with similar architectural elements to give the appearance of a front elevation.
Building A has moved slightly west to accommodate additional parking along the east side.
However, the overall design and configuration has remained unchanged.
B3 District Dimensional Requirements
B3 District Requirements Proposed
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Front
(North) 25 feet
Building A: +/- 80 feet from
Deerfield and +/- 150 feet from
Milwaukee
Building B: +/- 32 feet from
Deerfield
Bank: +/-25 feet from Deerfield
Side
Pursuant to the B3 standards, a side yard setback for
a principal building is not required when the subject
property’s side yard abuts existing commercially
zoned property. The property to the north and west is
zoned B3 in Buffalo Grove and the property to the
east is in the Village of Riverwoods
Building A: +/- 150 feet from
Milwaukee
Rear
(south)
Pursuant to the B3 requirements, a rear yard setback
is not required because the property to the south is
unincorporated Lake County. The B3 setback
requirements only apply to residentially zoned
property in Buffalo Grove.
Building A: 22.7 feet, however
the pick-up window will be
setback 18’
Building B: 150 feet
Bank: +/-150 feet
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While the final tenant mix has not been identified, SDG is still requesting 2 drive-throughs. Both
drive-throughs will provide the minimum required stacking of 10 vehicles.
The bank will still have 2 remote ATMs located to the rear. Based on the revisions to the plan,
the bank will provide the minimum stacking of 6 vehicles for each ATM.
Parking/Cross Access for SDG’s Project on Parcel 2:
SDG is now proposing a total of 270 parking spaces for the development on Parcel 2. The
previous plan had 296 spaces.
Pursuant to Village Code, 188 spaces are required (1 space per 220 square feet).
While it is not required, the Developer is providing additional parking for the proposed quick
service restaurants at a ratio greater than 1 space per 100 square feet floor area. This more
restrictive ratio is consistent with the Village’s parking requirements for a standalone restaurant.
Based on this ratio, a total of 270 spaces are required. As shown, SDG is providing 270 spaces.
SDG’s plan also show the cross access to the recently approved development to the south. Cross
access will also be requested as part of the annexation agreement.
Architecture for Shorewood’s Project on Development Parcel 2:
Architecture for both the commercial buildings and the bank remain mostly unchanged.
Both Buildings A and B will be constructed with brick and some cast stone accents. The
elevations will also include metal paneling as accent details and within the tenant signage area.
A portion of Building A will have a 2nd story office and roof patio. The office area is
approximately 11,000 square feet.
At its highest point, Building A will be approximately 36 feet high.
At the September 21st PZC meeting, the Commissioners recommended that the elevations for
the Chase Bank building be revised to incorporate design elements similar to SDG’s. The current
plans do not reflect those changes. Therefore, this will remain as a condition of approval.
UTILITIES AND SITE ENGINEERING
Engineering for the site will remain unchanged.
The proposed development would be connecting to existing utilities that were previously
installed along the frontage of the property.
Stormwater is being accommodated by the existing detention ponds to the west as the property
was included within the Barclay Station development in the early 1990s.
Staff finds that the preliminary plans meet both the Village’s and Lake County’s Watershed
Development Ordinance (WDO).
As with much of the area along Milwaukee Avenue, the site does contain floodplain. To
accommodate the proposed buildings, the developer is seeking to fill small portions of the
floodplain. All necessary compensatory storage is provided onsite.
To accommodate the revised site plan for Woodman’s, additional compensatory storage is being
provided on the west side of the vacant Lot 2. As a result, the developable area for this lot is
reduced.
Overall, the proposed floodplain improvements and stormwater will meet the Village’s Code and
the County’s WDO.
2.2.a
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SIGNAGE
Requested Sign Variations for both Woodman’s and SDG
1. A Variation to Chapter 14.16 of the Sign Code to exceed the maximum allowable number of wall
signs and canopy signs as shown on the Uniform Sign Package; and,
2. A Variation to Chapter 14.16 of the Sign Code to allow multiple wall signs and canopy sign to
exceed the maximum size as shown on the Uniform Sign Package; and,
3. A Variation to Chapter 14.16 of the Sign Code to allow ground signs to encroach into the
required front yard and corner setback as depicted on the Preliminary Plan; and,
4. Variations to Chapters 14.16 and 14.20 of the Sign Code to allow multiple Electronic Vehicle Fuel
Signs to exceed the maximum height and size as shown on Uniform Sign Package; and,
5. A Variation to Chapter 14.16 of the Sign Code to allow ground signs to exceed the maximum size
and height allowed as shown on the Uniform Sign Package; and,
6. Variations to Chapters 14.16 and 14.20 of the Sign Code to allow multiple menu boards to
exceed the maximum height; and,
7. Variation to Chapter 14.16 of the Sign Code Sign Code to permit multiple ground signs and allow
them to be closer than 250 feet as depicted on the Preliminary Plan.
Summary of Woodman’s Signage on Development Parcel 1
As part of the development approval, Woodman’s is seeking approval of a uniform sign package,
as outlined in Section 14.16.050 of the Sign Code.
While Woodman’s requested relief for increasing the total number of signs may seem large,
staff believes the request is reasonable given the overall size and scale of the Woodman’s
building. Furthermore, had the larger parcel been developed with a large multi-tenant shopping
center, it is likely that the total number of walls signs permitted would be higher than what is
being proposed by Woodman’s. Staff finds that the overall sign package is acceptable.
The following is a quick summary of the signage (excluding incidental/directional signage) for
Woodman’s:
Woodman’s Grocery Store Signs
Building Elevation Number of Wall Signs Conformance to Code
East 1 Meets Code
South 5 Code allows a maximum of 1 sign per elevation
North 0 N/A
West 1 Code does not allow a wall sign. Therefore a
variation for the number and size of the wall sign is
required.
Ground Sign 1 Meets Code (they may not build it)
Woodman’s Gas Station/Lube/Carwash
Building Elevation Number of Wall Signs Conformance to Code
East Elevation Carwash 1 Meets Code
South Elevation Lube 1 Meets Code
East Elevation Lube 1 Code does not allow a wall sign. Therefore a
variation for the number and size of the wall sign is
required.
South Elevation Canopy 1 Meets code
East Elevation Canopy 1 Code does not allow a wall sign. Therefore the sign
requires a variation for the number and size of the
fuel sign
2.2.a
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West Elevation Canopy 1 Code does not allow a wall sign. Therefore the sign
requires a variation for the number and size of the
fuel sign
Ground Sign 1 Exceeds maximum size allowed
Summary of SDG’s Signage on Development Parcel 2
As part of the development approval, SDG is seeking approval of a uniform sign package, as
outlined in Section 14.16.050 of the Sign Code.
For Building A, SDG is requesting wall signage for tenants located at the corner units.
Furthermore, SDG is requesting up to three (3) wall signs on the 2nd story office building.
For Building B, SDG is requesting signage on both the north and south elevations of the building,
as well as additional signage for the corner units.
Finally, SDG is requesting approval of 2 ground signs for their multi-tenant buildings. The main
ground sign located at the corner of Deerfield Parkway and Milwaukee Avenue will be 25 feet
high and 250 square feet in area. Code allows a maximum height of 15 feet and maximum size
of 120 square feet.
The second ground sign would be located at the new signalized intersection at Deerfield
Parkway. This sign will be 18 feet high and 169 square feet in area. The height and size of this
sign still requires a variation, but staff notes that it is similar in height to the recently approved
ground sign for the new commercial development to the south.
Lastly, the proposed bank use will also be requesting a ground sign. While no specifics have
been provided, that sign will have to meet Village Code. Because this sign will be separated less
than 250 feet from SDG’s freestanding, a variation is required.
VARIATIONS TO THE ZONING ORDINANCE
The following is a summary of the requested Zoning Ordinance variations reflected in the plan:
A Variation to Section 17.44.040 of the Zoning Ordinance reducing the required building and parking lot
setbacks, as depicted on the Preliminary Plan
The plans currently meet the Village’s parking lot setback requirements. However, the roadway
improvements along both Deerfield Parkway and Milwaukee Avenue as still under review by IDOT
and LCDOT. Therefore, the final limits of the ROW have not been determined, which may reduce the
setbacks. This will remain as a variation.
A Variation to Section 17.44.040 of the Zoning Ordinance reducing the required perimeter and
landscaping setbacks as depicted on the Preliminary Plan
As noted above, the plans currently meet the Village’s parking lot landscape requirements. However,
the roadway improvements along both Deerfield Parkway and Milwaukee Avenue as still under
review by IDOT and LCDOT. Therefore, the final limits of the ROW have not been determined, which
may reduce the required landscape setback. This will remain as a variation.
A Variation to Section 17.32.020 of the Zoning Ordinance to allow multiple accessory structures i n the
front yard as depicted on the Preliminary Plan
Woodman’s gas station provides a canopy to offer protection to their customers. Per the Zoning
Ordinance, any accessory structure (canopy) cannot be located closer to the front lot line than the
principal building. Since the canopy is in front of the principal buildings, the variation is required. Staff
2.2.a
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notes that this is a common variation for all gas station requests and finds that the variation is
warranted.
A Variation to Section 17.36.030 of the Zoning Ordinance to allow driveways to exceed the maximum
width of thirty-five feet (35’) as depicted on the Preliminary Plan
This variation is only required for the new signalized intersection along Deerfield Parkway , which is
technically considered a driveway per Village Code. This intersection is required by both the Village
and LCDOT, therefore staff finds that the variation is warranted.
A Variation to Section 17.36.030 of the Zoning Ordinance regarding the dimensional requirements for
parking lot design as depicted on the Preliminary Plan.
Currently Village Code requires that parking stalls be 18.5 feet deep. Staff believes the 18’ is sufficient
and will be seeking a future text amendment to Village Code to codify the change. Based on staff’s
research, several nearby communities as well as Lake County allow for 18’ deep parking spaces. This
size is also recommended by traffic consultants and the Urban Land Institute (ULI). The 18’ deep stalls
results in less pavement, thus reducing the amount of stormwater runoff. As previously noted,
Woodman’s site plan meets Village Code. They have elected to keep the wider drive aisles and deeper
stalls to better accommodate shopping carts.
DEPARTMENTAL REVIEWS
Village Department Comments
Engineering The Village Engineer has reviewed the preliminary plans and has no
specific comments or concerns regarding the preliminary engineering
plans.
Fire Department The Fire Department has reviewed the proposed plans and does not
have any objections.
SURROUNDING PROPERTY OWNERS
Pursuant to Village Code, the contiguous property owners were notified again and a public hearing sign
was posted on the subject property. The posting of the public hearing sign and the mailed notifications
were completed within the prescribed timeframe as required. As of the date of this report, the Village
received a multiple inquiries from nearby residents asking to view the plans. Furthermore, the Village
has received a petition signed by 68 people who live in the Pekara Subdivision to the south. The petition
expresses concern about the former location of the gas stations/carwash and lube.
STANDARDS
Variations
The following are the applicable standards for a variation:
1. The property in question cannot yield a reasonable return if permitted to be used only under
the conditions allowed by the regulations of the zoning district in which it is located except in
the case of residential zoning districts;
2. The plight of the owner is due to unique circumstances;
3. The proposed variation will not alter the essential character of the neighborhood.
During the meeting, the petitioner shall address the required standards for a variation.
2.2.a
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Special Use
The following is a response to the standards for a special use:
1. The special use will serve the public convenience at the location of the subject property; or the
establishment, maintenance or operation of the special use will not be detrimental to or
endanger the public health, safety, morals, comfort, or general welfare;
2. The location and size of the special use, the nature and intensity of the operation involved in or
conducted in connection with said special use, the size of the subject property in relation to
such special use, and the location of the site with respect to streets giving access to it shall be
such that it will be in harmony with the appropriate, orderly development of the district in
which it is located;
3. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity of the subject property for the purposes already permitted in such zoning
district, nor substantially diminish and impair other property valuations with the neighborhood;
4. The nature, location and size of the buildings or structures involved with the establishment of
the special use will not impede, substantially hinder or discourage the development and use of
adjacent land and buildings in accord with the zoning district within which they lie;
5. Adequate utilities, access roads, drainage, and/or other necessary facilities have been or will be
provided;
6. Parking areas shall be of adequate size for the particular special use, which areas shall be
properly located and suitably screened from adjoining residential uses, and the entrance and
exit driveways to and from these parking areas shall be designed so as to prevent traffic hazards,
eliminate nuisance and minimize traffic congestion in the public streets.
During the meeting, the petitioner shall address the required standards for a special use.
Signage Variation Standards
The Planning & Zoning Commission is authorized to make a recommendation to the Village Board for a
variation to the Sign Code based on the following criteria:
A. Except for Prohibited signs (Chapter 14.32), the Village Planning & Zoning Commission may
recommend approval or disapproval of a variance from the provisions or requirements of this
Title subject to the following:
1. The literal interpretation and strict application of the provisions and requirements of this
Title would cause undue and unnecessary hardships to the sign user because of unique or
unusual conditions pertaining to the specific building, parcel or property in question; and
2. The granting of the requested variance would not be materially detrimental to the property
owners in the vicinity; and
3. The unusual conditions applying to the specific property do not apply generally to other
properties in the Village; and
2.2.a
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4. The granting of the variance will not be contrary to the purpose of this Title pursuant to
Section 14.04.020
B. Where there is insufficient evidence, in the opinion of the Planning & Zoning Commission, to
support a finding under subsection (A), but some hardship does exist, the Planning & Zoning
Commission may consider the requirement fulfilled if:
1. The proposed signage is of particularly good design and in particularly good taste; and
2. The entire site has been or will be particularly well landscaped.
STAFF RECOMMENDATION
Staff recommends approval of the rezoning, Planned Unit Development, preliminary plan, plat of
subdivision, special uses and variations, subject to the following conditions:
1. The proposed development shall be developed in substantial conformance to the plans attached
as part of the petition. The final engineering plans shall be submitted in a manner acceptable to
the Village Engineer and the Director of Community Development.
2. Prior to the issuance of the final Certificate of Occupancy, the property owner shall grant an
easement to the Village allowing for a Village entrance sign with related landscaping in a
manner acceptable to Village and in accordance to the area identified on Woodman’s
Preliminary Landscape Plan.
3. A final plat of subdivision shall be submitted. The plat shall dedicate the necessary right-of-way
to accommodate the offsite roadway and intersection improvements, as shown on plans
attached as part of this petition.
4. Any future modifications to the building elevations for Shorewood’s Development Parcel 2,
including those modifications required as part of a tenant request, shall conform to the Village’s
Appearance Plan.
5. Prior to the issuance of a Certificate of Occupancy for Shorewood’s Development Parcel 2, the
Owner of Parcel 2 shall grant the necessary easements to allow for future shared cross access to
the property immediately to the south of Parcel 2 in a form acceptable to the Village and to the
Owner.
6. The elevations for the proposed bank building shall be revised in a manner acceptable to the
Director of Community Development. The elevations shall incorporate similar architectural
features as the elevation shown for commercial buildings A & B.
7. The final certificate of occupancy for the proposed bank use on SDG’s parcel 2 shall not be
issued until a permit has been issued and work is underway for either commercial building A or
B.
8. The final landscape plan shall be revised in a manner acceptable to the Director of Community
Development. Additional landscaping shall be provided along the north side of SDG’s building B
to provide additional screening for the drive-through lane along Deerfield Parkway.
ACTION REQUESTED
2.2.a
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The Planning & Zoning Commission (PZC) shall reopen the public hearing and take public testimony
concerning the revised plans. The PZC shall make a recommendation to the Village Board.
2.2.a
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Overall Site Plan
2.2.b
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Woodman’s Parcel 1
SDG’s Parcel 2
2.2.b
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Woodman’s Site Plan on
Development Parcel 1
2.2.b
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2.2.b
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OFFSITE
IMPROVEMENTS
BY OTHERS
PROPERTY
LINE
PROPOSED
BUFFALO GROVE
WELCOME SIGN
PROPOSED
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2 x 6 Stringer (bottom)
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Face Brick #1 (Light) - Bowerston Shale Co. - Hanover Plant #43 Utility
Cast Stone (Neutral) - Big River Cast Stone Inc. - #8-19
Face Brick & Inset #2 (Dark) - Interstate Brick - L-4 Copperstone2
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Aluminum Composite Material - TBX Silver5
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Buffalo Grove Gas & Lube Elevations
Date: 11/2/2016
Revised:
ABuilding Systems
General Corp.
Building Design Group, Inc.B D G
2.2.b
Packet Pg. 41
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Buffalo Grove Gas & Lube Elevations
Date: 11/2/2016
Revised:
B
North Elevation
East Elevation
Building Systems
General Corp.
Building Design Group, Inc.B D G
OIL CHANGE
STARTING AT
$19.99
2.2.b
Packet Pg. 42
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Gas & Lube Perspective
Buffalo Grove Gas & Lube Elevations
Date: 11/2/2016
Revised:
C
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Building Systems
General Corp.
Building Design Group, Inc.B D G
2.2.b
Packet Pg. 43
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Buffalo Grove Gas & Lube Elevations
Date: 11/2/2016
Revised:
D
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Building Systems
General Corp.
Building Design Group, Inc.B D G
2.2.b
Packet Pg. 44
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Buffalo Grove Food Market Elevations
Date: 8/4/2016
Revised:
1
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Elastomeric Coating - Mocha - (SW 6067)
Elastomeric Coating - Bedouin Beige - (SW 2044)
Building Systems
General Corp.
Building Design Group, Inc.B D G
2.2.b
Packet Pg. 45
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Date: 8/4/2016
Revised:
2
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Sheet Metal Trim - Cardinal Red
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Buffalo Grove Food Market Elevations
Date: 8/4/2016
Revised:
3
Front (South) Elevation
Building Systems
General Corp.
Building Design Group, Inc.B D G
2.2.b
Packet Pg. 47
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Buffalo Grove Food Market Elevations
Date: 8/2/2016
Revised:
4
Partial Front (South) Elevation
Building Systems
General Corp.
Building Design Group, Inc.B D G
2.2.b
Packet Pg. 48
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Buffalo Grove Food Market Elevations
Date: 8/2/2016
Revised:
5
East Elevation
South East Perspective
Building Systems
General Corp.
Building Design Group, Inc.B D G
2.2.b
Packet Pg. 49
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Enlarged South West Perspective
Buffalo Grove Food Market Elevations
Date: 11/2/2016
Revised:
6
West Elevation
South West Perspective
Building Systems
General Corp.
Building Design Group, Inc.B D G
2.2.b
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
$19.99
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
Shorewood’s Site Plan on
Development Parcel 2
2.2.b
Packet Pg. 67
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DEERFIELD PARKWAY
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PROPOSED BUFFALO
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
DEERFIELD PARKWAY
DEERFIELD ROAD
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DEERFIELD PARKWAY
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
Shorewood’s Landscape Plan on
Development Parcel 2
2.2.b
Packet Pg. 70
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
Shorewood’s Building
Renderings on Development
Parcel 2
2.2.b
Packet Pg. 72
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SDG BUFFALO GROVE, IL SITE BIRD'S EYE
1
BUFFALO GROVE, IL - MILWAUKEE AVE & DEERFIELD PKWY
DEVELOPMENT PARCEL 2
2.
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'A' VIEW OF NORTH
A5 2.
2
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b
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4
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'A' VIEW OF NORTH-EAST CORNER
A6 2.
2
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b
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5
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'A' VIEW OF NORTH-WEST CORNER
A7 2.
2
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b
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7
6
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'A' VIEW OF RESTAURANT 1
A8 2.
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7
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'A' VIEW OF RESTAURANT 4
A9 2.
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.
b
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7
8
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'A' VIEW OF RESTAURANT 5
A10 2.
2
.
b
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7
9
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'B' VIEW OF NORTH-EAST CORNER
B4 2.
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8
0
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'B' VIEW OF SOUTH
B5 2.
2
.
b
Pa
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8
1
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'B' VIEW OF RETAIL C
B6 2.
2
.
b
Pa
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.
8
2
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'B' VIEW OF RESTAURANT 7
B7 2.
2
.
b
Pa
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3
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
RESTAURANT 5
2207 SF
RETAIL B
2244 SF
RETAIL A
2214 SF
RESTAURANT 4
5005 SF
RESTAURANT 3
1724 SF
RESTAURANT 2
1877 SF
RESTAURANT 1
2227 SF
RISER
92 SF
EXIT STAIR #2
225 SF
PATIO
600 SF
PATIO
470 SF
PATIO
170 SF
PATIO
185 SF
PATIO
279 SF
EX
I
T
S
T
A
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#
1
21
3
S
F
49' - 0"11' - 0"20' - 0"107' - 0"
67
'
-
8
"
44
'
-
6
"
OFFICE LOBBY
575 SF
ELEV.
71 SF
AREA TYPE
CIRCULATION
OFFICE
PATIO
RESTAURANT
RETAIL
UTILITY
30
'
-
0
"
24
'
-
0
3
/
4
"
22
'
-
1
0
3
/
4
"
29' - 7 3/4"29' - 1 1/4"32' - 9 3/4"
28
'
-
0
"
32' - 6"35' - 3"12' - 3"29' - 0"56' - 0"
70
'
-
0
"
23' - 10"
23
'
-
1
0
"
39
'
-
4
"
45
'
-
1
0
"
29
'
-
1
0
"
NOTE:
PLANS ARE PRELIMINARY
AND ARE SUBJECT TO
CHANGE
SDG BUFFALO GROVE, IL BUILDING 'A' PRELIMINARY GROUND FLOOR PLAN
A1
BUILDING 'A' - AREA SCHEDUL...
NAME Area
ELEV.71 SF
EXIT STAIR #1 213 SF
EXIT STAIR #2 225 SF
OFFICE LOBBY 575 SF
RESTAURANT 1 2227 SF
RESTAURANT 2 1877 SF
RESTAURANT 3 1724 SF
RESTAURANT 4 5005 SF
RESTAURANT 5 2207 SF
RETAIL A 2214 SF
RETAIL B 2244 SF
RISER 92 SF
TOTAL 18674 SF
2.
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4
Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
OFFICE 1
6330 SF
OFFICE 2
3222 SF
PATIO
2607 SF
PATIO
932 SF
11
0
'
-
1
1
/
4
"
13
'
-
5
3
/
8
"
EXIT STAIR #2
279 SF
OFFICE CORRIDOR
1064 SF
ELEV.
72 SF
EX
I
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S
T
A
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#
1
21
0
S
F
STOR.
89 SF
CUST.
100 SF
WOMENS
142 SF
MENS
143 SF
15' - 0"71' - 5"
AREA TYPE
CIRCULATION
OFFICE
PATIO
UTILITY
70' - 3 1/4"15' - 0"
63
'
-
3
3
/
4
"
NOTE:
PLANS ARE PRELIMINARY
AND ARE SUBJECT TO
CHANGE
SDG BUFFALO GROVE, IL BUILDING 'A' PRELIMINARY SECOND FLOOR PLAN
A2
BUILDING 'A' - AREA SCHEDULE...
NAME Area
CUST.100 SF
ELEV.72 SF
EXIT STAIR #1 210 SF
EXIT STAIR #2 279 SF
MENS 143 SF
OFFICE 1 6330 SF
OFFICE 2 3222 SF
OFFICE CORRIDOR 1064 SF
STOR.89 SF
WOMENS 142 SF
TOTAL 11651 SF
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
RESTAURANT 7
2600 SF
RESTAURANT 6
3500 SF
RISER
90 SF
PATIO
290 SF
PATIO
320 SF
AREA TYPE
PATIO
RESTAURANT
RETAIL
UTILITY
RETAIL C
2205 SF
28' - 0"48' - 8"36' - 0"24' - 4"
70
'
-
2
3
/
8
"
22
'
-
0
"
3'
-
8
"
12
'
-
6
"
6'
-
6
"
25
'
-
6
"
6' - 4"
136' - 8"
RETAIL D
1205 SF
35' - 8"18' - 6"31' - 6 1/2"50' - 3 1/2"
NOTE:
PLANS ARE PRELIMINARY
AND ARE SUBJECT TO
CHANGE
SDG BUFFALO GROVE, IL BUILDING 'B' PRELIMINARY GROUND FLOOR PLAN
B1
BUILDING 'B' - AREA SCHEDULE
NAME
Shorewood
Area
RESTAURANT 6 3500.00 SF
RESTAURANT 7 2600.00 SF
RETAIL C 2205.00 SF
RETAIL D 1205.00 SF
RISER 90.00 SF
TOTAL 9600.00 SF
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
Shorewood’s Signage Package
on Development Parcel 2
2.2.b
Packet Pg. 87
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250.0 SF
11' - 6"
21
'
-
8
"
25
'
-
0
"
3'
-
4
"
14' - 0"
METAL PANEL
RED IRONSPOT BRICK
CHARCOAL PAINTED STEEL CANOPY
CHARCOAL PAINTED STEEL CANOPY
COPING TO MATCH METAL PANEL
168.7 SF
11' - 6"
14' - 0"
14
'
-
8
"
3'
-
4
"
RED IRONSPOT BRICK
CHARCOAL PAINTED STEEL CANOPY
METAL PANEL
CHARCOAL PAINTED STEEL CANOPY
COPING TO MATCH METAL PANEL
3'
-
6
1
/
4
"
5' - 7 1/2"
20.8 SF
25
'
-
0
"
2' - 6"
RED IRONSPOT BRICK
CHARCOAL PAINTED STEEL CANOPY
METAL PANEL
GLASS
CHARCOAL PAINTED STEEL CANOPY
COPING TO MATCH METAL PANEL
SIGN CABINET
18
'
-
0
"
2' - 6"
RED IRONSPOT BRICK
CHARCOAL PAINTED STEEL CANOPY
GLASS
METAL PANEL
CHARCOAL PAINTED STEEL CANOPY
COPING TO MATCH METAL PANEL
SIGN CABINET
5' - 7 1/2"
2'
-
4
1
/
4
"
13.2 SF
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL MONUMENT SIGN PRELIMINARY DESIGN
2
FRONT VIEW
FRONT VIEW
MONUMENT SIGN 'A' AT DEERFIELD PKWY AND MILWAUKEE AVE
MONUMENT SIGN 'B' AT PROPOSED TRAFFIC SIGNAL ON DEERFIELD PKWY
TYPICAL PANEL
SIDE VIEW
SIDE VIEW
TYPICAL PANEL
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
Ground Level
0' - 0"
Second Floor
16' - 6"
Roof
30' - 6"
Roof Low Parapet
32' - 6"
Low Parapet
21' - 0"
Mid Parapet
23' - 0"
High Parapet
26' - 0"
RESTAURANT 1
30' - 0"
RESTAURANT 2
24' - 0 3/4"
RESTAURANT 3
22' - 10 3/4"
27' - 2"19' - 8"
6'
-
0
"
18' - 2"
6'
-
0
"
22' - 4 1/4"
13
'
-
6
"
10
'
-
8
"
110' - 4"
3'
-
0
"
OFFICE
110' - 10 1/2"
LIGHT GRAY METAL PANEL ALUMINUM STOREFRONT WITH LOW-E GLASS
DARK GRAY METAL PANEL
CHARCOAL PAINTED STEEL CANOPY
GRAY BLEND BRICK ALUMINUM STOREFRONT WITH LOW-E GLASSCHARCOAL METAL PROFILE SILL
RESTAURANT 4
64' - 2 1/2"
COPING TO MATCH METAL PANELCOPING TO MATCH METAL PANEL
CHARCOAL FABRIC AWNING SLATE COLOR CAST STONE BASE
Roof High Parapet
36' - 0"
RED IRONSPOT BRICK
Ground Level
0' - 0"
Second Floor
16' - 6"
Roof
30' - 6"
Roof Low Parapet
32' - 6"
Low Parapet
21' - 0"
Mid Parapet
23' - 0"
High Parapet
26' - 0"
RETAIL A
32' - 9 1/2"
OFFICE
6' - 7 1/4"
RETAIL B
38' - 9 3/4"
OFFICE
141' - 8 1/4"
20' - 10"
13
'
-
6
"
22' - 4"
6'
-
0
"
28' - 7"
6'
-
0
"
29' - 4"
10
'
-
8
"
8' - 11"
11
'
-
6
"
LIGHT GRAY METAL PANELALUMINUM STOREFRONT WITH LOW-E GLASS
CHARCOAL PAINTED STEEL CANOPY CHARCOAL PAINTED STEEL CANOPY DARK GRAY METAL PANEL GRAY BLEND BRICK ALUMINUM STOREFRONT WITH LOW-E GLASS
Roof High Parapet
36' - 0"
RESTAURANT 5
30' - 11 3/4"
RESTAURANT 4
78' - 11 3/4"
CHARCOAL METAL PROFILE SILLCHARCOAL FABRIC AWNINGSLATE COLOR CAST STONE BASE
RED IRONSPOT BRICKCOPING TO MATCH METAL PANEL
3' - 0"
99' - 3 1/4"
WALL SIGN ZONE
TENANT DEMISING WALL
SIGN LEGEND
WALL SIGN CRITERIA
TENANT WALL SIGN LOCATED IN AREA
SHOWN IN EXHIBIT
TENANT SIGN CONSTRUCTION AND DESIGN
SHALL BE INTERNALLY ILLUMINATED
CHANNEL LETTERS MOUNTED
INDIVIDUALLY AND DIRECTLY TO THE
BUILDING WITHOUT THE USE OF A
RACEWAY, UNLESS SPECIFICALLY
REQUIRED DUE TO BUILDING MATERIAL IN
SIGN AREA (I.E. STOREFRONT AND GLASS
MATERIAL)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'A' PROPOSED SIGN EXHIBIT
A3
BUILDING 'A' - EAST ELEVATION
BUILDING 'A' - NORTH ELEVATION
SIGN AREA PROPOSED
TENANT SIGN AREA
OFFICE (E) 100 SF
OFFICE (N)100 SF
OFFICE (W)100 SF
OFFICE LOBBY 40 SF
RESTAURANT 1 (E) 150 SF
RESTAURANT 1 (S) 150 SF
RESTAURANT 2 75 SF
RESTAURANT 3 75 SF
RESTAURANT 4 (E) 150 SF
RESTAURANT 4 (N) 150 SF
RESTAURANT 5 (N) 150 SF
RESTAURANT 5 (W) 150 SF
RESTAURANT 6 (N) 75 SF
RESTAURANT 6 (S) 75 SF
RESTAURANT 7 (N) 150 SF
RESTAURANT 7 (S) 150 SF
RETAIL A 75 SF
RETAIL B 75 SF
RETAIL C (E)150 SF
RETAIL C (N)150 SF
RETAIL C (S)150 SF
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
WALL SIGN ZONE
TENANT DEMISING WALL
SIGN LEGEND
Ground Level
0' - 0"
Second Floor
16' - 6"
Roof
30' - 6"
Roof Low Parapet
32' - 6"
Low Parapet
21' - 0"
Mid Parapet
23' - 0"
High Parapet
26' - 0"
10
'
-
8
"
19' - 4"
ALUMINUM STOREFRONT WITH LOW-E GLASSLIGHT GRAY METAL PANEL
ALUMINUM STOREFRONT WITH LOW-E GLASSGRAY BLEND BRICKCHARCOAL METAL PROFILE SILLHOLLOW METAL DOOR PAINTED TO MATCH BRICKSLATE COLOR CAST STONE BASE
ALUMINUM STOREFRONT WITH LOW-E GLASS Roof High Parapet
36' - 0"
RESTAURANT 1
80' - 0"
COPING TO MATCH METAL PANEL RED IRONSPOT BRICK
Ground Level
0' - 0"
Second Floor
16' - 6"
Roof
30' - 6"
Roof Low Parapet
32' - 6"
Low Parapet
21' - 0"
Mid Parapet
23' - 0"
High Parapet
26' - 0"
OFFICE
62' - 11 1/8"
62' - 0"
3'
-
0
"
10
'
-
8
"
24' - 10"
LIGHT GRAY METAL PANEL
ALUMINUM STOREFRONT WITH LOW-E GLASS
ALUMINUM STOREFRONT WITH LOW-E GLASS GRAY BLEND BRICK HOLLOW METAL DOOR PAINTED TO MATCH BRICK CHARCOAL METAL PROFILE SILL SLATE COLOR CAST STONE BASE
COPING TO MATCH METAL PANEL Roof High Parapet
36' - 0"
CHARCOAL PAINTED STEEL CANOPY
RESTAURANT 5
72' - 6"
RED IRONSPOT BRICK
WALL SIGN CRITERIA
TENANT WALL SIGN LOCATED IN AREA
SHOWN IN EXHIBIT
TENANT SIGN CONSTRUCTION AND DESIGN
SHALL BE INTERNALLY ILLUMINATED
CHANNEL LETTERS MOUNTED
INDIVIDUALLY AND DIRECTLY TO THE
BUILDING WITHOUT THE USE OF A
RACEWAY, UNLESS SPECIFICALLY
REQUIRED DUE TO BUILDING MATERIAL IN
SIGN AREA (I.E. STOREFRONT AND GLASS
MATERIAL)
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'A' PROPOSED SIGN EXHIBIT
A4
SIGN AREA PROPOSED
TENANT SIGN AREA
OFFICE (E) 100 SF
OFFICE (N) 100 SF
OFFICE (W) 100 SF
OFFICE LOBBY 40 SF
RESTAURANT 1 (E) 150 SF
RESTAURANT 1 (S) 150 SF
RESTAURANT 2 75 SF
RESTAURANT 3 75 SF
RESTAURANT 4 (E) 150 SF
RESTAURANT 4 (N) 150 SF
RESTAURANT 5 (N) 150 SF
RESTAURANT 5 (W) 150 SF
RESTAURANT 6 (N) 75 SF
RESTAURANT 6 (S) 75 SF
RESTAURANT 7 (N) 150 SF
RESTAURANT 7 (S) 150 SF
RETAIL A 75 SF
RETAIL B 75 SF
RETAIL C (E) 150 SF
RETAIL C (N) 150 SF
RETAIL C (S) 150 SF
BUILDING 'A' - SOUTH ELEVATION
BUILDING 'A' - WEST ELEVATION
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
WALL SIGN ZONE
TENANT DEMISING WALL
SIGN LEGEND
WALL SIGN CRITERIA
TENANT WALL SIGN LOCATED IN AREA
SHOWN IN EXHIBIT
TENANT SIGN CONSTRUCTION AND DESIGN
SHALL BE INTERNALLY ILLUMINATED
CHANNEL LETTERS MOUNTED
INDIVIDUALLY AND DIRECTLY TO THE
BUILDING WITHOUT THE USE OF A
RACEWAY, UNLESS SPECIFICALLY
REQUIRED DUE TO BUILDING MATERIAL IN
SIGN AREA (I.E. STOREFRONT AND GLASS
MATERIAL)
Ground Level
0' - 0"
Second Floor
16' - 6"
Low Parapet
21' - 0"
Mid Parapet
23' - 0"
High Parapet
26' - 0"
7'
-
8
1
/
4
"
18' - 0"
RETAIL C
72' - 0"
RED IRONSPOT BRICKCOPING TO MATCH METAL PANEL
?CHARCOAL METAL PROFILE SILL
CHARCOAL FABRIC AWNINGGRAY BLEND BRICK
ALUMINUM STOREFRONT WITH LOW-E GLASS
DARK GRAY METAL PANEL
Ground Level
0' - 0"
Second Floor
16' - 6"
Low Parapet
21' - 0"
Mid Parapet
23' - 0"
High Parapet
26' - 0"
20' - 0"
6'
-
1
1
"
6'
-
1
1
"
28' - 0"18' - 4"
5'
-
4
1
/
4
"
RETAIL C
81' - 10"
RESTAURANT 6
18' - 6"
RESTAURANT 7
42' - 4"
RED IRONSPOT BRICK
COPING TO MATCH METAL PANEL
SLATE COLOR CAST STONE BASEHOLLOW METAL DOOR PAINTED TO MATCH BRICKGRAY BLEND BRICK?
CHARCOAL FABRIC AWNING DARK GRAY METAL PANEL COPING TO MATCH METAL PANELRED IRONSPOT BRICK
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'B' PROPOSED SIGN EXHIBIT
B2
SIGN AREA PROPOSED
TENANT SIGN AREA
OFFICE (E) 100 SF
OFFICE (N)100 SF
OFFICE (W)100 SF
OFFICE LOBBY 40 SF
RESTAURANT 1 (E) 150 SF
RESTAURANT 1 (S) 150 SF
RESTAURANT 2 75 SF
RESTAURANT 3 75 SF
RESTAURANT 4 (E) 150 SF
RESTAURANT 4 (N) 150 SF
RESTAURANT 5 (N) 150 SF
RESTAURANT 5 (W) 150 SF
RESTAURANT 6 (N) 75 SF
RESTAURANT 6 (S) 75 SF
RESTAURANT 7 (N) 150 SF
RESTAURANT 7 (S) 150 SF
RETAIL A 75 SF
RETAIL B 75 SF
RETAIL C (E)150 SF
RETAIL C (N)150 SF
RETAIL C (S)150 SF
BUILDING 'B' - EAST ELEVATION
BUILDING 'B' - NORTH ELEVATION
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
WALL SIGN ZONE
TENANT DEMISING WALL
SIGN LEGEND
WALL SIGN CRITERIA
TENANT WALL SIGN LOCATED IN AREA
SHOWN IN EXHIBIT
TENANT SIGN CONSTRUCTION AND DESIGN
SHALL BE INTERNALLY ILLUMINATED
CHANNEL LETTERS MOUNTED
INDIVIDUALLY AND DIRECTLY TO THE
BUILDING WITHOUT THE USE OF A
RACEWAY, UNLESS SPECIFICALLY
REQUIRED DUE TO BUILDING MATERIAL IN
SIGN AREA (I.E. STOREFRONT AND GLASS
MATERIAL)
Ground Level
0' - 0"
Second Floor
16' - 6"
Low Parapet
21' - 0"
Mid Parapet
23' - 0"
High Parapet
26' - 0"
7'
-
0
"
30' - 5 3/4"16' - 0"
5'
-
8
1
/
4
"
28' - 0"
7'
-
0
"
RETAIL C
81' - 10"
RESTAURANT 6
18' - 6"
RESTAURANT 7
42' - 4"
CHARCOAL PAINTED STEEL CANOPY ALUMINUM STOREFRONT WITH LOW-E GLASS
RED IRONSPOT BRICK COPING TO MATCH METAL PANEL DARK GRAY METAL PANEL
GRAY BLEND BRICKCHARCOAL FABRIC AWNING CHARCOAL PAINTED STEEL CANOPY
COPING TO MATCH METAL PANELCOPING TO MATCH METAL PANEL RED IRONSPOT BRICK
SLATE COLOR CAST STONE BASECHARCOAL METAL PROFILE SILL
Ground Level
0' - 0"
Second Floor
16' - 6"
Low Parapet
21' - 0"
Mid Parapet
23' - 0"
High Parapet
26' - 0"
RESTAURANT 7
70' - 8"
ALUMINUM STOREFRONT WITH LOW-E GLASSCHARCOAL METAL PROFILE SILLSLATE COLOR CAST STONE BASE
CHARCOAL PAINTED STEEL CANOPYDARK GRAY METAL PANEL COPING TO MATCH METAL PANEL
GRAY BLEND BRICK
RED IRONSPOT BRICKCHARCOAL FABRIC AWNING
NOTE:
ELEVATIONS ARE
PRELIMINARY AND ARE
SUBJECT TO CHANGE
SDG BUFFALO GROVE, IL BUILDING 'B' PROPOSED SIGN EXHIBIT
B3
SIGN AREA PROPOSED
TENANT SIGN AREA
OFFICE (E) 100 SF
OFFICE (N) 100 SF
OFFICE (W) 100 SF
OFFICE LOBBY 40 SF
RESTAURANT 1 (E) 150 SF
RESTAURANT 1 (S) 150 SF
RESTAURANT 2 75 SF
RESTAURANT 3 75 SF
RESTAURANT 4 (E) 150 SF
RESTAURANT 4 (N) 150 SF
RESTAURANT 5 (N) 150 SF
RESTAURANT 5 (W) 150 SF
RESTAURANT 6 (N) 75 SF
RESTAURANT 6 (S) 75 SF
RESTAURANT 7 (N) 150 SF
RESTAURANT 7 (S) 150 SF
RETAIL A 75 SF
RETAIL B 75 SF
RETAIL C (E) 150 SF
RETAIL C (N) 150 SF
RETAIL C (S) 150 SF
BUILDING 'B' - SOUTH ELEVATION
BUILDING 'B' - WEST ELEVATION
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Attachment: Complete Plan Set 10.27.16 (1726 : Consider Approval of a New Commercial Development at the Former Berenesa Plaza Property)
Proposed Bank Building on
Development Parcel 2
2.2.b
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57.6 sf
E.1 LIF-WBO-30
57.6 sf
E.2 LIF-WBO-30
SCALE: 3/16"=1'
SCALE: 3/16"=1'
2.2.b
Packet Pg. 94
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Preliminary / Information Only
57.6 sf
E.3 LIF-WBO-30
57.6 sf
E.4 LIF-WBO-30
SCALE: 3/16"=1'
SCALE: 3/16"=1'
2.2.b
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2.2.b
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72 72
CA
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7'-0" KNEE WALL
CA
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09/21/2016
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, SEPTEMBER 21, 2016
Call to Order
The meeting was called to order at 7:31 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
1. O-2016-44 Consider Approval of a Variation for a Six Foot (6') Solid Fence at 5
Cambridge Court (Trustee Berman)
Julie Jacobson and Peter VanderHye, 5 Cambridge Court, were present and sworn in.
Ms. Jacobson explained they bought the home in January and are in the process of
renovating the house. They have two dogs that they would like to contain in the yard as
well as reduce noise from barking. They also have water that pools in their yard and the
contractor recommended a six foot solid privacy fence because it would be more
structurally sound. They have spoken to the neighbors about their proposed fence and
there were no issues. One neighbor removed their fence in anticipation of this fence
being installed. There are two other neighbors in the cul de sac that have six foot fences.
They also have kids from the neighboring subdivision that cut through the yard and the
fence would eliminate that.
Com. Cesario stated that there is a variety of fences in the cul de sac. However, so long
as the neighbors are comfortable he is supportive of the request.
Com. Goldspiel asked about the dogs. Ms. Jacobson explained one dog is a hound mix
and the other is a lab mix. Both dogs weight 35 to 40 pounds. Com. Goldspiel asked if
they had considered matching the color of the neighboring fence. Ms. Jacobson stated
that they will be matching one of the colors. Com. Goldspiel stated that he is not a fan of
a white vinyl fence. It can reflect too much light sometimes. He recommends matching
the tan and white neighboring fence.
Com. Lesser asked Mr. Sheehan if the only need for the variance is due to the fence
being solid. Mr. Sheehan confirmed that is correct. Com. Lesser advised the Petitioners
that they could proceed without a variance if they chose a board on board style fence. He
asked if they are concerned about the dogs jumping the fence. Ms. Jacobson responded
that she is not as concerned about the dogs jumping the fence as she is in them
escaping the yard through the fence. Com. Lesser asked about the gap that would
remain between the proposed fence and the neighboring chain link fence. ms. Jacobson
stated that if the neighbor did not remove the chain link fence, they would either hire a
landscaper to maintain the area or purchase a weed whacker.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Smith entered the Staff Report as Exhibit 1.
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The public hearing was closed at 7:43 PM.
Moved by Com. Weinstein, seconded by Com. Khan, to grant the variance to Fence
Code, Section 15.20.090.C to allow a six foot vinyl privacy fence at 5 Cambridge Court.
RESULT: ADOPTED [UNANIMOUS]
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Smith, Cesario, Goldspiel, Khan, Lesser, Weinstein, Au
ABSENT: Adam Moodhe, Matthew Cohn
2. O-2016-45 Consider Approval of an Amendment to Ordinance 2015-56 for Sky Fitness
at 1501 Busch Parkway (Trustee Weidenfeld)
Mr. Yan Belfor, Sky Fitness; Larry Heller, Sky Fitness; Douglas White, Project Manager;
Joe Conway, Arco Murray; and Dennis Kulak, Architect, were present and sworn in.
Mr. Heller reviewed the changes to the previously approved plan. They have removed the
basketball court and replaced it with an outdoor pool on the roof. It is similar to the
previous plan but the profile is slightly smaller.
Mr. Kulak reviewed the proposed elevations and explained that the new parapet would
screen the outdoor pool on the roof. The first floor will continue to be a swimming pool.
They have removed the second floor basketball court and open exercise area on the
mezzanine. There will be a single pool on the roof with a covered stairway. The proposed
elevations are similar to the previously approved addition.
Com. Goldspiel asked how much of the year the outdoor pool would be in use. Mr. Heller
stated that the pool would be used for approximately six months of the year; May thro ugh
November. The proposed screening would allow for continued use during the later fall
season. Com. Goldspiel asked about the structural requirements for the roof pool. Mr.
Conway explained that since the pool would be heavier, there would be additional
support to the pool and pool deck. Com. Goldspiel asked if there would be a roof over the
pool. Mr. Conway advised there would not. Com. Goldspiel asked if the changes would
affect the swale. Mr. Conway stated no.
Com. Cesario asked if the footprint of the proposed changes would be the same as the
previously approved addition. Mr. Heller stated that the footprint would be slightly smaller.
Com. Lesser is concerned about safety of the barrier surrounding the outdoor roof pool.
Mr. Conway explained that the perimeter would have a four foot high parapet with the two
foot wind screen on top, for a total of six feet. Com. Lesser asked if that was consistent
with similar roof pools. Mr. Conway advised that the design is consistent with designs
used for similar pools. Mr. Heller added that dozens of roof pools in the city only have a
four foot barrier. Com. Lesser asked if the roof area would be monitored. Mr. Heller
stated that there would be a full time attendant and children under 12 years old are
required to have adult supervision at all times. Com. Lesser asked if the area would be
video monitored. Mr. Heller responded yes.
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Com. Goldspiel asked about the noise that would be generated from the roof pool. Mr.
Heller responded that the concept is a relaxation po ol. They are trying to provide an
upscale resort type atmosphere. There will be spa-type music. They are located in the
Industrial District. Com. Goldspiel asked if the noise would echo. Mr. Heller responded
no.
Com. Au asked about the hours of operation. Mr. Heller stated that they are currently
open Monday through Thursday 5:00 AM-10:00 PM; Friday 5:00 AM-9:00 PM; and
Saturday and Sunday 6:00 AM-6:00 PM. They would maintain these hours while the roof
pool season is open.
Com. Goldspiel asked if competitions would be held in the pool. Mr. Heller responded
that the pool is not designed for that type of use.
Com. Au asked if the pool would be rented for private parties. Mr. Heller stated that they
are looking into that.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
Ch. Smith entered the Staff Report as Exhibit 1.
Mr. Heller added that they are trying to be an upscale facility and are competing with
similar facilities in the area.
The public hearing was closed at 7:58 PM.
Moved by Com. Weinstein, seconded by Com. Cesario, to recommend to the Village
Board approval of the amendment to Ordinance 2015-56 which granted Preliminary Plan
approval with a variation from Section 17.48.020 of the Buffalo Grove Zoning Code for a
side yard setback reduction in the Industrial (I) Zoning District.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 10/17/2016 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Frank Cesario, Commissioner
AYES: Smith, Cesario, Goldspiel, Khan, Lesser, Weinstein, Au
ABSENT: Adam Moodhe, Matthew Cohn
3. (ID # 1689) Consider Approval of Amendment to the Existing Annexation Agreement
Ordinance No. 90-55, as Amended by Ordinance No. 2007-55 Requesting Approval for a
Rezoning to B3 Planned Business Center District with a Special Use for a Planned Unit
Development and Approval of a Plat of Subdivision and Preliminary Plan with Multiple
Special Uses and Variations for the 25 Acre Property at the Northwest and Southwest
Corners of Milwaukee Avenue and Deerfield Parkway (Trustee Berman)
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Jim Arneson, Building Systems General Corp.; Phil Weightman, Building Design Group;
Ricky Smith, R.A. Smith National; Louis Schriber III, Shorewood Development Group;
and Dan Angspat, Shorewood Development Group, were present and sworn in.
Mr. Arneson reviewed the proposed Woodman’s development. The proposed building
elevations and construction materials were described as well as the car wash/gas
station/lube center. He described access to the sites along Milwaukee Avenue and
Deerfield Parkway. There is a proposed stoplight with pedestrian crosswalk on Deerfield
Parkway to allow access to the north and south parcels. The proposed truck access
would be along Milwaukee Avenue. Trucks would then turn around in the designated
area in the northwest corner of the property and then re-enter Milwaukee Avenue. Refuse
would also be contained on the backside of the building on the north end of the property.
Truck deliveries would occur 20-30 times a day during the week with most deliveries
taking place between 5:00 AM and 6:00 PM. One to two would occur between 8:00 PM
and 10:00 PM. On the weekends there would be only two to three deliveries a day. The
parking stalls would be horizontal to the front of the building with wider access aisle. They
have found that this provides a safe means of access. They have enhanced the building
elevations and added landscaping. The fueling stations are regulated by the State. He
reviewed the strict State requirements. Woodman’s currently operates two unattended
fueling stations in Illinois. The State material requirements for underground tanks were
reviewed. The fueling station on the north lot, west of the grocery store, will be
unattended all the time. The fueling station on the lot south of Deerfield Parkway will also
be open 24 hours. This station will be attended from 7:00 AM to 7:00 PM. The lube center
will be open 8:00 AM to 6:00 PM Monday through Friday; 9:00 AM to 5:00 PM on
Saturdays and 10:00 AM to 3:00 PM on Sundays. The car wash will operate 24/7. All car
wash operations will occur within the enclosed car wash. They are requesting multiple
variations that include the car wash setback, parking lot and landscape setbacks, the
canopy for the unattended fuel station, driveway width and parking stall sizes.
Mr. Angspat reviewed the proposed 5.4 acre development on the southwest corner. The
development would consist of three buildings. The eastern most building, Building A, will
be a 30,000 square foot commercial/retail building with a drive-thru with 11,000 square
feet of office space on the second floor. Building B will have two restaurants with one
drive-thru and the third Building will be a bank with a drive-thru. They are requesting
variations for the proposed signage and variations for the size of the parking stalls. The
landscaping was also described.
Com. Cesario asked about the enclosed car wash and what measures are being taken to
ensure that someone does not get stuck within the car wash. Mr. Stilling advised that the
Building Code would require an exit. Com. Cesario asked about the 18 foot parking stall
widths. Mr. Stilling advised that the Village has been supporting the reduced width
parking stalls. Over the years cars have gotten a little smaller and the reduced width
permits the 24 foot wide aisle, which allows for customers to safely load vehicles while
other vehicles are within the aisle. Com. Cesario is amazed that with the size of the
proposed Woodman’s building that variations to the Sign Code are still required. He
referenced page 46 of the packet agenda. Mr. Arneson advised that a man door will be
located on each end of the car wash.
Com. Khan asked about the timeline for Woodman’s to start construction. Mr. Arneson
advised that once they begin, they anticipate the project being completed within 12
months. They are waiting for IDOT and Lake County Transportation to approve the road
plan. Com. Khan asked if the proposed development accesses are in line with the future
road improvements. Mr. Arneson stated they are and added that 100% of the
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improvements must be complete before opening. They will construct but are waiting on
the approval from both IDOT and Lake County. Com. Khan asked when they can expect
approval. Mr. Arneson explained that IDOT usually comments within 3 months from the
time of submittal. However, they have been notified it could be up to 5 months. Com.
Khan confirmed that road improvements would be to both Deerfield Parkway and
Milwaukee Avenue.
Com. Lesser asked what has been done to address his earlier suggestion of berming
along Milwaukee Avenue and Deerfield Parkway to screen the parking that will be visible.
Mr. Arneson responded that they have compensatory storage issues to finalize first. They
need to know the exact locations of where they will be putting the compensatory storage.
It appears that the compensatory storage will be contained on the north and west areas
of Parcel 1. Mr. Stilling added that it also depends on the IDOT requirements. Com.
Lesser would like to see the parking lots screened and asked if there were any changes
to the south elevation of the building. Mr. Arneson believes that they will be able to
provide some screening and does not believe there have been any changes to the south
elevation of the Woodman’s building since the previous changes. Com. Lesser asked
about the shared access of Parcel 2 with the development to the south. Mr. Angspat
advised that they are in current negotiations with the developer of the property to the
south. However, nothing has been finalized yet so there is nothing shown on the
proposed site plan.
Com. Cesario advised that any approval would be contingent on a cross access
easement agreement and asked how many parking spaces would be lost. Mr. Angspat
stated that four spaces would be lost. Mr. Stilling added that they exceed the required
number of parking spaces on Parcel 2. Com. Cesario asked about the hours of operation
of the tenants. Mr. Angspat is not sure because they are still negotiating with perspective
tenants. Com. Cesario asked about the drive-thru. Mr. Angspat stated that both Building
A and Building B would have a drive-thru with a ten car stack.
Com. Goldspiel asked about the radius that Woodman’s would draw customers from. Mr.
Stilling advised about a 30 minute drive. Com. Goldspiel asked if there will be cross
access from the Woodman’s gas station south of Deerfield Parkway to Parcel B. Mr.
Angspat responded yes. Com. Goldspiel asked about the rear setback requirements of
the B3 District and the proposed location of Building A as listed on page 37 of the agenda
item packet. He added that the Village needs to be sensitive to the residential properties
to the south. Mr. Stilling advised that the setback requirements of B3 do not apply due to
the property to the south being unincorporated Lake County and that a Planned Unit
Development (PUD) can set the restrictions. Once the PUD is approved, they cannot
make any changes without getting permission from the Village. Building A would be 18
feet from the MJK development site and 22 feet from the unincorporated residential
properties. A lengthy discussion ensued concerning the setback requirements of the B3
District.
Com. Weinstein confirmed that the car wash would operation 24 hours a day, seven days
a week and that the gas station would become unattended after 7:00 PM in the evening.
He asked what the demand is for a 24/7 car wash. Mr. Arneson is not sure. Mr. Stilling
advised that there are several 24/7 car wash operations and that the Zoning Ordinance
allows it. Com. Weinstein asked about the proposed signage for Parcel 2. Mr. Angspat
confirmed that proposed sign A would be 25 feet in height and the second ground sign
would be the same sign but 18 feet in height.
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Com. Lesser asked Mr. Stilling about the road improvements for Milwaukee Avenue and
Deerfield Parkway and what is being done to ensure pedestrian safety between the two
developments. Mr. Arneson advised that a new traffic light will be installed on Deerfield
Parkway that will include a pedestrian crosswalk. Com. Lesser asked if there will be a
crosswalk at Milwaukee Avenue and Deerfield Parkway. Mr. Arneson advised that it has
been found not to be safe for pedestrians due to the size of the intersection.
Ch. Smith asked about the underground fuel storage tanks and how they will be
constructed. Mr. Arneson reviewed the State requirements for underground fuel storage
tanks. Ch. Smith likes the design. Buildings A & B have a modern look but the bank is not
the same. Mr. Schriber III explained that the proposed Chase Bank will have the Chase
Bank branding. They have incorporated some of the proposed development elements
into the building, but they have to make it work from a massing and materials standpoint.
Ch. Smith asked if the proposed Chase Bank building is consistent with other Chase
Bank locations. Mr. Schriber III responded yes. It is very similar to the Chase Bank
located in the Buffalo Grove Plaza. They will work with staff to enhance the building to be
more consistent with the proposed development.
Com. Goldspiel asked if Woodman’s will have a bike rack installed. Mr. Arneson advised
that bike racks are installed at all of the Woodman’s locations. Com. Goldspiel asked if
there will be any bike paths installed. Mr. Stilling advised that there are existing bike
paths in the area. Com. Goldspiel asked if the gas pumps on the north parcel would be
the only unattended gas pumps. Mr. Arneson stated that the gas pumps on both the north
and south parcel will be unattended. The pumps on the parcel will be unattended all the
time. The pumps on the south parcel will be unattended after 7:00 PM. Com. Goldspiel
asked about the State requirements for the gas stations and also asked what would
happen if there was a fuel leak. Mr. Arneson explained the State require ments and
explained that if there was a fuel leak, the fuel would work into the ground and then into
the storm drains and into the detention ponds.
There were no additional questions from the Commissioners at this time.
Ch. Smith entered the Staff Report as Exhibit 1.
Gina Larov, 20939 Dogwood Street, was present and sworn in. Gina is concerned that if
there is a fuel leak, the spills will go into the water system. The gas station will be located
next to the pond. If there is a spill, the fuel will go into the pond, then the creek and
through their neighborhood. This development will create air pollution and noise pollution.
They have already had to deal with a gas station nearby for many years. The proposed
restaurants are acceptable, but not the gas station. It will be too dirty.
Judi Ortiz, 20922 Dogwood Street, was present and sworn in. She is also worried about
contamination of the ground water and creek. Getting in and out of their subdivision isn’t
easy now and will only get worse. There are plenty of gas stations already located along
Milwaukee Avenue.
Pat Lisky, was present and sworn in. Pat asked about the proposed fence along the
south property line. Mr. Arneson explained that the proposed 6 foot solid fence would
extend along the entire south property line. Pat asked if the existing detention ponds will
be able to accommodate the storm water. He stated that they overflow now when there is
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a heavy rain. Mr. Angspat responded yes. Pat asked about the noise from the car wash.
Mr. Angspat advised that there will not be any noise from the car wash since all the car
wash operations will be within the building.
Judi Ortiz asked where the waste from the car wash will go. Mr. Angspat stated that the
waste will not go into the ponds; it will be draining into the sewer lines and taken to a
treatment plant where it will be treated.
Debbie Connell, 2850 Dogwood Street, was present and sworn in. She asked how this
development could be built in a floodplain. She cannot even put up a fence. She stated
that they cannot make a left-hand turn onto Milwaukee Avenue now. It will get worse.
Pat Lisky stated that he likes the idea about the cross access. That would allow them to
get to the light on Deerfield and make the left hand turn onto Milwaukee Avenue.
Aleksey Levy, 20939 Dogwood Street, was present and sworn in. He asked if there was a
leak, would and alarm go off and who would be notified. Mr. Arneson stated that the
alarm would immediately notify the Fire Department. Mr. Levy added that the
development property is higher than their subdivision. The dirty and mud absorb the rain
water now. He asked where the extra water would go. He also wants to see a 10 foot
fence separating the properties instead of a 6 foot fence. Traffic is currently an issue and
will only get worse. There are approximately three to five accidents in this area a month.
He is also concerned about the floodplain. He asked how far the underground fuel tanks
would be from the residential property. Mr. Stilling responded that the underground tanks
would be 35 feet from the residential property lines.
Com. Goldspiel asked about the ponds that overflow.
Mr. Ricky Smith, R. A. Smith, explained that 98% to 99% of the proposed development is
not in the floodplain. On the south parcel, only a 10 foo t to 20 foot strip along the south
property line is in the floodplain. The proposed development would be gaining be gaining
compensatory storage on the west and north sides of the north parcel.
Mr. Levy stated that his question is not being answered about the flooding. Mr. Smith
explained that the north parcel is a flat site. The water would drain into the storm sewers
and then into the ponds. The ponds were original designed to accommodate an area
larger than the proposed Woodman’s site.
Mr. Schriber III stated that he hears the concerns that adding more pavement will add
more flooding. What they are proposing is better flood management. Mr. Levy and Mr.
Schriber III went on to discuss the flood management issues.
Mr. Jeffrey Silverman, MJK Real Estate Holdings, was present and sworn in. Mr.
Silverman advised that a study concerning the ponding system is underway and should
be completed soon. He added that this is a great project for this intersection. He wants
the Village to push for the cross access agreement with Shorewood Development and his
project on the properties to the south of parcel 2. He wants to see a consistent
application of permitted restaurant uses. His project was limited to a certain number of
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square feet for restaurants. The proposed drive-thru on Building A could cause a clogging
point on the property. There is not enough room for a car to by-pass the drive-thru. He
believes the proposed right in-out access on Deerfield Parkway for the south parcel may
not be allowed by IDOT and Lake County. He also believes that the fence should start
where the residential properties begin. His proposed signs were brought down to 25 feet
in height at the Planning & Zoning Commission level, then reduced even further down to
18 feet at the Village Board. He does not see the need to a ground sign on Milwaukee
Avenue. He believes this is a good plan but needs tweaking.
Boris Larov, 20939 Dogwood Street, was present and sworn in. He advised that most of
the residents in the Pekara Subdivision object to the proposed development. He
submitted two letters and a group of signed petitions objecting to the development.
Ch. Smith entered the signed petitions as Exhibit 2 and the two letters as Exhibit 3.
Mr. Larov added that Parcel 2 was omitted from the published public hearing notice.
Mr. Rick Silverman, MJK Real Estate Holdings, was present and sworn in. He stated that
the plans with the Parcel 2 development were not submitted until today. The proposed
Building A will be 36 feet high. The proposed 6 foot fence will not hide the building. The
trash enclosures will back up to the residential properties. He also agrees that the right
in-out will not be approved.
Mr. Stilling responded that staff has worked with the developers on this project as they
have with other projects. There are a lot of moving pieces involved.
Maribel Granados, 20845 Catalpa Street, was present and sworn in. She believes that
the development is too ambitious for the site. They are trying to cram too much into the
space provided. Traffic will be a nightmare. She does not understand. There are people
who live behind the proposed development. Their quality of life will be impacted. She is
concerned for the safety of the residents as they do not have any sidewalks.
Debbie Connell stated that their address is in Deerfield and asked if Deerfield has
anything to say about the proposed development. She is concerned with flooding within
the subdivision.
Another resident who resides on Pekara Drive stated that the two ponds overflow now.
He is concerned that the flooding will invade his house. He asked if more water will make
them flood even more.
Mr. Stilling stated that staff recommends approval with the conditions stipulated in the
Staff Report.
There were no additional questions or comments from the Commissioners. There were
no additional questions or comments from the audience.
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The public hearing was closed at 9:46 PM.
Moved by Com. Weinstein, seconded by Com. Au, to recommend to the Village Board to
approve the Amendment to the existing Annexation Agreement Ordinance 90-55, as
Amended by Ordinance 2007-55, requesting approval for a rezoning to B3 Planned
Business Center District with a special use for a Planned Unit Development and approval
of a Plat of Subdivision and Preliminary Plan with multiple special uses and variations,
subject to the following conditions:
1. The proposed development shall be developed in substantial conformance to the plans
attached as part of the petition. The plans for the bank building shall be revised to meet
the required vehicle stacking; otherwise a separate variation is required.
2. Prior to the issuance of the final Certificate of Occupancy, the property owner shall grant
an easement to the Village allowing for a Village entrance sign with related landscaping
in a manner acceptable to Village and in accordance to the area identified on Woodman’s
Preliminary Landscape Plan.
3. A final plat of subdivision shall be submitted. The plat shall dedicate the necessary right-
of-way to accommodate the offsite roadway and intersection improvements, as shown on
plans attached as part of this petition.
4. Any future modifications to the building elevations for Shorewood’s Development Parcel
2, including those modifications required as part of a tenant request, shall co nform to the
Village’s Appearance Plan.
5. Prior to the issuance of a Certificate of Occupancy for Shorewood’s Development Parcel
2, the Owner of Parcel 2 shall grant the necessary easements to allow for future shared
cross access to the property immediately to the south of Parcel 2 in a form acceptable to
the Village and to the Owner.
Com. Goldspiel believes that further engineering studies needs to be completed with
regards to the detention ponds. He is also concerned with gas leaks and run offs at the
pumps. He asked about a possible holding tank.
Com. Cesario stated that Parcel 2 is new to the plan. He is concerned with the cross
access and believes that the cross access should be clearly identified. He also believes
that the storm water issues will be better managed under the development. He believes
that the proposal is a great use for the property and he supports the proposal.
Com. Lesser is pleased with the project. The storm water management was discussed at
length. He would have liked more time to review the proposed parcel 2. With regards to
the proposed ground sign at the corner on parcel 2, he would like to see it be more
consistent with what has been approved> overall he is supportive of the project.
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Com. Au echoes the other Commissioners. She believes that the hours of the car wash
and gas station may want to be limited to accommodate the nearby residents. She would
also like to see cooperation between the two developers on the cross access issue.
Com. Lesser added that it is critical that cross access exists between the two
developments and that it is done in a way that is satisfactory to the Village.
Ch. Smith also agrees with the other Commissioners. He added that the Planning &
Zoning Commission did recommend approval of a 25 foot high ground sign for the MJK
property to the south and is recommending a 25 foot high ground sign here. It is the
Village Board that makes the final decision.
There were no additional questions or comments from the Commissioners. There were
no additional comments from the Petitioner.
RESULT: RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 10/17/2016 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Amy Au, Commissioner
AYES: Smith, Cesario, Goldspiel, Khan, Lesser, Weinstein, Au
ABSENT: Adam Moodhe, Matthew Cohn
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1. Planning and Zoning Commission - Regular Meeting - Aug 17, 2016 7:30 PM
Moved by Com. Lesser, seconded by Com. Khan, to approve the minutes of the
August 17, 2016 Regular meeting.
RESULT: ACCEPTED [6 TO 0]
MOVER: Scott Lesser, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Smith, Cesario, Khan, Lesser, Weinstein, Au
ABSTAIN: Stephen Goldspiel
ABSENT: Adam Moodhe, Matthew Cohn
Chairman's Report
None.
Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
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Mr. Stilling advised that Ms. Woods had a baby boy. She will be returning in December.
The next regular meeting may be cancelled. There currently are no pending applications.
Metro Storage will be constructing a building at the southwest corner of Busch Parkway and
Deerfield Parkway. They meet all the zoning requirements.
The Link Farm/Didier project is expected to go to public hearing in November.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 10:03 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 21st DAY OF September , 2016
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives .
Signed, residents ofthe Pekara subdivision.
Date: ____ ~~~-L~~~----------T----------------------------------------
\10\~~ \.
2.2.d
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable -through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: J=ODtA!JA) It
Address: 0(0758 N jt:SfEfl} CT /l 600/(J
Signature: ~<C(Y~
Date: _ __:0:...._~.::....._·_-1_~_-__:o2::...._Q__:V"---------------
2.2.d
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Name J~
Address: ~ b '!' 'J 7 ;V I (! ;ll rrl h ltJ
Signature: J ~
o __ l.s -( (;
Date: __ ~/~·----------------------------------------------------------
2.2.d
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We, the residents ofthe Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives .
Signed, residents ofthe Pekara subdivision.
Address:~~--~~~~2 ~~~~~: ~(~~~~~~~~~~-~~~~~~~~~~
----Signature=----------~~~~---------------------------------------------------f
Date: __ g____.:._~~~-=2__0---=-1 G _____ _
2.2.d
Packet Pg. 112
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: ~ ~v /-
Address: _J.L.d _?J-=:'g:...._'2f_D _ __:(a:..._a_fr_____.l /3t............:.ez _ ____.!.5=--T:...___...!.JJ._~_o_., (_/_~_( d_, --=-z_=--~-~_o._<:3/_..s
Signature: ~~~:::::......_H/c__L-=-----------------------
Date: ____L.z-.£-j._lj~/;--=---t _______ _
2.2.d
Packet Pg. 113
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond . The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision .
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there , they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara s ubdi v is ion .
Address: CJLO 6 5tj
Signature:~~
Date: __ _JL_c;_-_I_LJ_-_J_P ____________ _
2.2.d
Packet Pg. 114
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable -through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
0
N arne: ----='-=-~___:\.-\~V~0...:::._l ____ ____::O=-.!_r_·_\:___:_/_'2-_____ _
Address: _------~.~~~O--~-Cj-Ll~....:........lL¢-~----"l)=-------=o-l+--\JJ____.o:o~o~&\---------
~ ... I ·r--fl 01 <f-r
Signature: ________ ~~~~~~~~~~~~~---~~~~~---------------------------------
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Date: ___ o;~/~1-.3~/------L--J {p=F-----------1 I
2.2.d
Packet Pg. 115
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. .. ":
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone . The fuel center, quick lube , and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens .
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage , or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision .
Name alfla
(/
Address: .;ttJ;:f££ j3; / R-d L /7
Sign~ure:~~~~~~~~~·~~~~-~~~~
Date : ~!J=---..!_LI,L_____!., ~~3:::___ .. __[_6~:b ________ _
2.2.d
Packet Pg. 116
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We, the residents ofthe Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond . The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond . From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: -l-A:.._____l e___k_se_-+-y_L_e.-_Y-++-&------
Address 20 5 s 'J j)oJVvoDJ s~ L P.e_cc v ±~Q \J / J L
Sign~ure:~~~~ ~~· ~~~~~~~~
:3/\l{/lG
Date: __________________________________________________________________ __
2.2.d
Packet Pg. 117
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.. -. ;
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic cree k ,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage , as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes , spillage on the ground,
underground tank leakage , or accidents. These hazardous materials will run off into the retention
pond. From there , they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and live s.
S ign ed , resi dent s ofthe Pekara s ubd ivisio n .
Address: I ~: c:(: tU & lr A /(/1-
Signatur~~
Date: ~2/'-----1 L....L....4/L'------2_o_I _C __ l '2_; _.Z_s _____." ~-· /t//-----L...-'2 ___ _
2.2.d
Packet Pg. 118
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable -through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
t.e.,L.f\f\ bot \ L
Name: __ ...9V--___ Ji----\:::T-__ 1 _ __._t_(L_~-~-·-a_--:::->_~ _o-vl_·_·l-__
Address:
Date: __ C1_{ 1_5_ ....... ___:_;_1 _____:'-t:..____ ___________ _
2.2.d
Packet Pg. 119
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2.2.d
Packet Pg. 120
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable -through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: rf(u )er-f Ye//tr_
----~----------------------------------------------------------------
Address: __ 2_CJ_8_5D ___ 6_r<Cr_c_A __ L_«-_' _Y/.:.._e_ _______ _
qjfttw
Signature: __ ~----------------------------------------------------------------
Date: ----=S--~-+---~VJx __ ~ __ !_S :....__( ;:<_CJ_/__,___(p __
2.2.d
Packet Pg. 121
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision .
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage , or accidents . These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision .
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision .
Name: --\--6....:::::.>.0""'-->.l::&~;--=a_.,_a_ud2 __ ~_.;___ _ ____;~:....__0---ii-~-C'-~_VL_~_----_n _·
ts-12'2 CT~ frv , 'Deaf~
Signature: ___ 4/__,"'-----· _·-__ ---':....__-r-_'t'"--.... ____ ---______ __L_dv;..:___ __ ~_a-tr---'--""--
Address :
nate: -~{ll__.___-___,___!((.f.---------4-f'~._...,__ ____ _
2.2.d
Packet Pg. 122
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2.2.d
Packet Pg. 123
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision .
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung , brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable -through fumes, spillage on the ground,
underground tank leakage , or accidents . These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision .
Please do not build this fuel center where it poses risk to our health and lives .
Signed, residents of the Pekara subdivision.
Name : _ __:__M_o_y____;j____;{o=--e-' __ G_r_aVl_q.....:....:c::....;_/.;;_:oS=---------
Address: _'L_o_~_4_.=, __ C_C\_t-4_1_.._p__:_n_CS_-tn_e---=~'---+--+,---->oD_..t!;_;.F __ (o_o_oJ~5'-----
Signature: 'i~ -~
Date: OOJ-/5-I b
2.2.d
Packet Pg. 124
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
nate: --+-c; /;_1 "'-+-b..:...__~ C?_~_b _____ _
/I
2.2.d
Packet Pg. 125
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube , and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic cree k ,
which runs through the entire subdivis ion.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens .
Others can cause lung, brain and kidney damage , as well as asthma in children. The e scape o f
these chemicals into the environment is all but inevitable-through fumes , spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run o ff into the retention
pond . From there, they will flow into the Aptakisic creek, seep into the g round, and sprea d
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives .
Signed, res idents ofthe Peka ra subd ivisio n .
Nam~~~ ±\eJ~'fl~
Address: \5\~G lS, \J-J\\ 1'{\lfJQ 1 JF~\=\E.b})IL(OaJ{0-
Si gnature~J:u__~h:_l ~J:£.
Date: 0 g r \ L\ \ I~
1 \
2.2.d
Packet Pg. 126
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Two signers
2.2.d
Packet Pg. 127
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Name: _1;+----"-~h __ T_VY\v_l----=---~-=-------
Address:_/_~_{ ~~-~-~-~-~~~~~~~-~~-~~-
rr<~~ Signature: __________________________________________________________________ _
Date:_OJ_____!.._~l---~~f----/;1/)_/ (p _____ _
I
2.2.d
Packet Pg. 128
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision .
Name: ---VrJia~0ij~aL...!..I,.£.JtzM~'ffi~-~J~IL..I£.1£Yld~a&f4£..-J.!.Yet:JL..._J ____ _
Addre~:~~~~~~~~~~~~~~~·~~~~~~~~~~~
2.2.d
Packet Pg. 129
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: __!__.1_/ll~fi/(~J J:~U~~=-----"'---'-U-=---'£()-"""---JJ ______ _
Address: _L_f57}~~5J}JoL._. ..:..........:p /i=---11--'----'-'-/( lf_:___:f2~fl-____..D',L_L/L-=----------
Sign~ure:~~~~~~~~~~
2.2.d
Packet Pg. 130
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision .
Address:
Date:_------1-1/1-+---"-Yl_C _____ _
2.2.d
Packet Pg. 131
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara s ubdivision.
Name:, 7~ C{ 7 f ( f Cft/7
Address: -----'---{ {A_q_cf----"2--__ _____...W_.e~£~[ __ i4'_?:f_,__t/l---'------"{f_/ _
Signature:~r
Date:-~( )o£__r --+l---"'-~ff_____...2£j_=.....L-f(---~c.o6L---------
2.2.d
Packet Pg. 132
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name Ueco CoTTI
~LrFIC7(CJ
Address: -=2=0-=8-=-CJ1_8____:t:__£C=-~-=---I L_<:N-----=(61----=W~/-"----~-----
Signature~
Date:_Q_.__:__/ s-_~ --=/0 _______ _
2.2.d
Packet Pg. 133
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We, the residents ofthe Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone . The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
2.2.d
Packet Pg. 134
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision .
Name: _ __.::..._~......:........· {J____:_t\. V\_=--'SC: __ YvV_~----
Address:
Signature: __ ~~~~~~==~~--L---~~-------------------------------------(j
Date: __ --=-9 -_/_s-;_/~-~-------
2.2.d
Packet Pg. 135
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond . The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung , brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes , spillage on the ground,
underground tank leakage , or accidents. These hazardous materials will run off into the retention
pond. From there , they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdi vision.
2.2.d
Packet Pg. 136
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)
We, the res idents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube , and carwash are to
be build right next to a water rete ntion pond . The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health . Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes , sp i llage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives .
S igned , re si de nts of the Pe kara subdivisi on .
N a m e: ____,Q~l~i N._!._Pr _llo-=---l_e_ ~-=----.:...: _lc _______ _
Address: L5o50
Date: __ o~g~j;~,-f--L-!.j /b:::::.__ ________ _ r ,
2.2.d
Packet Pg. 137
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We, the residents ofthe Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable -through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Name: --=~_!_·-:_:_:N'__:JJ:____(L:La..~~-L!. /?:..:s!±ij!:::.:.!=:~--------------
Address: 62.0 C(-3 9 ()J. ~w ooo f
Sign~ure:~~~~~~-~~~~~~~~~~~~~~~~~~~~~~~-
Date: -~O:..LA~tr-f--!./6:.c::;6L--____________ _
2.2.d
Packet Pg. 138
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
2.2.d
Packet Pg. 139
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)
We, the residents ofthe Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: !/) fJ-R J f} jv. f{P._ jiJ-}1) / Gf-
------------------------------------------------~------------------
Address: 20 ~cO f/' I C/f J /J-2_'/)p ------------------------------------------------------------------
Sign~ure:~'~~~~~~~~L ~~~~~-~~~
Date o?~L1/ 2 ~lb
2.2.d
Packet Pg. 140
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i
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Address:
Signature:~~~~~~~~/3~,~------------------------------------------------------
Date: _9___!o___/ _/6--+-j_J-0____:__( {; _______ _
2.2.d
Packet Pg. 141
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents . These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives .
Signed, residents of the Pekara subdivision.
Name:
Address: J-OZ dS Cn-4-cJ.p
Signature : )]~Lw IYlcud
C( -\ lo ~(o Date:
2.2.d
Packet Pg. 142
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
I
Name: G Q\J f (? Le
Address: ($'2 ~ 2 U/ {2£ {-</4f2!± 0!-2..'
Signarure:~ Jcq(4f
Date: 9 /J (, /:Jo /?
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2.2.d
Packet Pg. 143
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Name: Wt!IJ~tm wcJS
Address: do~t7 -bo&WodJ
Signature: tJ1~ WA
2.2.d
Packet Pg. 144
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Name: _._N_I C=-t'--L __ C....::....._t'V_\_~--'-~-'-----------------
Address:
Signature vlJ A ~
Date:_1l,...L...I[/ b~\kJ _________ _
2.2.d
Packet Pg. 145
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
-K~~~
)
Address: ____.:c{)_tO.....:::.o...../ <f_--=--}j -...-c() _G _\)J_(JIJ_b __ ._te_~---T{(f---f_ _fCI_~ ~-(___-
2.2.d
Packet Pg. 146
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: _j2_L_<:____c.fj_/_~_/~ ___ p_f)_IJ_JU_J_C:_'/J-___ _
Address: 2-O <) G ~ S/-
---------------------------------------------------------------------
Signature:_Bc_L--_&~-~-----'-@-~--~---
Date: ------=o::::..__;~/---=--!_67+--/_-<-_V_/ ~--=---------
2.2.d
Packet Pg. 147
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: -~----'----(\---'--qt....:...._t~...>.......!Cr v:......__F_~-~ ~.:....._f _, _____ _
Address: _'L_O_._~ 2_l\....!....__0___!.q__:+~:....:....\,\l--l.-q _Sr.!..___Df~er__:_f--=i !_:_\ ~_!_\~); l'\~O_:_I.S ___ _
Signature: ~
Date: _q_:_-_\_7 -_.:..._\ ( ____________ _
2.2.d
Packet Pg. 148
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision .
.
Name/?-ettf~
Address: /4 f 'It /11 · )fJai'J1ul ;<:_)
Signature BaMf rlgu ~ .fu1J
Date:_,g..y._·}.:.......!...JJ?/~iG:::..___ ________ _
I I
2.2.d
Packet Pg. 149
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Address: M~
Signature: ~~ ~
Date: _q--\-...~___lLL_/_....-.J....l\ b..t----------------
2.2.d
Packet Pg. 150
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: ---'-P___._tf~U_L -----=-f_L___,f=-""5~I-· L-'-=-£----'-H--=-E_7-----'-!/-~-----
Address: J (J 7 q C( )/ /(t t1-f ~ E
Sign~ure:~~~~~~~~~~
Date: 1-/7-/ b
2.2.d
Packet Pg. 151
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Two signers
2.2.d
Packet Pg. 152
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children . The escape of
these chemicals into the environment is all but inevitable-through fumes , spillage on the ground ,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground , and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives .
Si gned, reside nts of t he Pekara s ubdi v ision .
Name: ----~--A~· ~L t-::::..t_ff::..!.._L_ft --=-£_L___:_r_r-...::t--=5::.___o.H_E---=~-S_f(_~---
Address: _'2_o_?_..2.,_L{-__ e__A_,.,.....,_f 'IJ_J-._{J._'h_:J-________ _
Date: 7-L 7 ~ { ~
----~------~--------~-----------------------------------------------
2.2.d
Packet Pg. 153
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable -through fumes, spillage on the ground,
underground tank leakage, or accidents . These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subditsion.
Name d rwd l{ A, s Jvu) 0.2
Address:~~~~~~~~~~~~~~~~~~~~~~~~~~~~
Si~~re:~~~~~~~~~~.
Date: _ ___..!........lq /_J7_I_/ (o_. _____ _
2.2.d
Packet Pg. 154
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Name: ___ c_· _h_r_i _s _+-_o_p~h -=-e _.:__,f _ ____:_r-_i__;:s=---h--'-e_r _________ _
Address:
Date: __ q__:__/1_7_}_'"UJ_J-=---b ________ _
2.2.d
Packet Pg. 155
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone . The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health . Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, res idents of the Pekara subdivision.
2.2.d
Packet Pg. 156
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Two signers
2.2.d
Packet Pg. 157
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j..
We, the residents of the Pckara s ubdivis ion, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube , and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision .
Gasoline contains hazardous chemicals that are dangerous to health . Some are known carcinogens .
Others can cause lung , brain and kidney damage , as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fume s, spillage on the ground,
underground tank leakage, or accidents . These hazardous materials will run off into the retention
pond. From there , they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
S igned, residents of the Pekara subdi v isio n .
I
Name: _S~·· -"'-'a.!lo...-"YD~'-,.L_J ~-e--'-1 ----.-:-t-------"""""'" ~.}-v~d~, .. ..!..._(. YIL+---------"'G~eJ~L:::...c.P __
Address: d 0 ??'S3
Signal~~ ~J3jfg
nate: _CZ-~-----_1_9.L...__-----"'<~"----/---'-6:....__ _________ _
2.2.d
Packet Pg. 158
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Two signers
2.2.d
Packet Pg. 159
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We, the residents ofthe Pekara subdivision, strongly oppose th~ construction of a fuel center,
quick lube, and carwash on the southwest corner of Milw~ kee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, ( •ick lube, and carwash are to
be build right next to a water retention pond. The retention pond is ~ mrected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Sume are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment i-; all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materiais '.vi!! :-un off i11!o the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Address:
Date: _Ot:.._· _) L}_._) ~v=----------------"-
2.2.d
Packet Pg. 160
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Two signers
2.2.d
Packet Pg. 161
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-,
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Date: ___ Cjl...--______,_.,cd'--D _ _,__)__,.,/o~----------
2.2.d
Packet Pg. 162
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Two signers
2.2.d
Packet Pg. 163
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: -----------------------------------------------------------------------
Date: __ ~~--~-~Lj/. __ /6 _____________________________________ o_9_-__ /_7 _-_2 __ o_v6 __ ___
2.2.d
Packet Pg. 164
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Two signers
2.2.d
Packet Pg. 165
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-.
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children . The escape of
these chemicals into the environment is all but inevitable -through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name : ---=J""--"o~!lf.::.......oq--1--t~h_Ct--'--N _S_C/'___,<!9=--=C.-.:........;K,__Vvt~<?<..>......<-N~--------
Address: Ch 0 'f)~ b
2.2.d
Packet Pg. 166
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Name: ~~ ----------------------------------------------------------------------
2--o t}1 7 ~ , 1 1J o>e woo c1 f..--:z:tE ;<Jt ,y' o
Address: ___ ~ __ , __ A/ __ ____.._ __ ____,(j~-------------rj.....eL 6 D 1 ~
Sign~ure:~~~' ~~~~~~~~~~~~~
Date: -=-0--=--tJ ....:......_~~--L..-~L.......l.....J P ________ _
2.2.d
Packet Pg. 167
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives .
Signed, residents ofthe Pekara subdivision.
N arne: _ ___:K:...._' ..L_;.:......_:M~h:...._·-e__J,_r__::L____.:__~---¥;:...._____,/J>(,..L_V'_C>_C-=-.:.._I<_wt_or~"_L,_(_,__. ------
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Address: _...j,LJ-_a--=g=--.....>....·'J~(_C=.:-a=--'---'IC!P=-'-----.-/ 1+;..,__)n-=-' ________ _
Signature: ------~~~'L<Jh:5...!:!-.J..:::::/'.£'1 ~-___,L~+-=·-~,r-~:::.:_,.,=-=-::...:f9...:::::Y,:.:..:.1_,::_~ ..!..J.'\'...:.AI£lYi.:.;.A"-=--==--------------
Date:~J/a~df2~)~/b::::____ _____ _
2.2.d
Packet Pg. 168
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: __ ___)-==-~~~57~:~~---~~~-~~~-~--~~-~~~------------------------------------
Address: -'---'={ 5:::::.___~_~_8_LA...I __ · _'\A./._:A_L_tV_V'\.._-_, ---=--O_t:'Z_,_~_o-______ _
nate: _cr--+--+--=-j ?-~1 /_L.:..:(6=------------
2.2.d
Packet Pg. 169
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, .
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Name: __e_M~cr....\1.1--!tfM~-e"----w__,__fiL...=.' e_re_r _______ _
Address: ----=-)_{)~Z~-~-1o--=-------+-;V_,__A1...!....'...-~-~-f __________ _
~~ ' ~,/, Signature:~~~~~~------~~~~~~~------~-----------------------------------------1
Date : -~..!1--L---.:.1-l ~({.v---b _________ _
I I
2.2.d
Packet Pg. 170
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)
We, the residents ofthe Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond . The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes , spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Address: I ~ d-5 8 tJ · kJ oJ...-vv. .. ~.i~
Signature ~ \1-L~
Date: __ 9--+-/ ~_\___J__J.L___3,.,L{o _______ _
2.2.d
Packet Pg. 171
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung , brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable -through fumes, spillage on the ground,
underground tank leakage , or accidents. These hazardous materials will run off into the retention
pond. From there , they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Si g ned , re sidents of t he Pekara s u bdi visio n.
Name : --=L=-Cl.=-:::::...=...U...:::..J'{!.._]IL..:' c=-t_:::,_S~c-:::k~d)..L..:ed~~--c""'-l(Qif'="""-----------
Address: d 0 4 3 K Aj h
Signature: __.~...rhc......_-=-~~~· =-==-_L~~~~....=...JA ~L....:._ _________ _
Date: __ =J..f_·__:2=-==:0:..__-.!.._C/ fo!£....._ ______________ _
2.2.d
Packet Pg. 172
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)
We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable -through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
Name: ---f'j)"'------e,-~-~---'--4 _/#_;_____.c;~-"-/1'_/?_~~{;_/_. _____ _
Address: j) 0 /f_ 4./ 0 d / i2 ,0 ""/' /.-<? / ~ -,e:--c
~~~
Date: 9 -.2_ / ~ / h
--------------------~----~~+.~-------------------------------------
2.2.d
Packet Pg. 173
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision.
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents ofthe Pekara subdivision.
4·'12/~l'
A~ress:~~~0-~~S~0~-~-~-~~1-~_6_~_)~~~~~~~~
2.2.d
Packet Pg. 174
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision .
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Name: _£_:_~ d=-=-W..=...!.'If.L..:...fU......,}!...._. _J______:_~_Q_oS._tt:W_L_C..-_L ___ (_,_\ Y\_J_a-_v (!5_\_e_LJ_I_c_'"Z_
Address: ___..!.._~~--'--C\~(\~:.....__' ~\N ~~~..:....__~_tJ~_bfl ____ _
Signature: ~
Date: _\t-=--0____.1...~ \___..!_--\~---------
2.2.d
Packet Pg. 175
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We, the residents of the Pekara subdivision, strongly oppose the construction of a fuel center,
quick lube, and carwash on the southwest corner of Milwaukee Avenue and Deerfield
Parkway.
The Pekara subdivision is situated in a flood zone. The fuel center, quick lube, and carwash are to
be build right next to a water retention pond. The retention pond is connected to Aptakisic creek,
which runs through the entire subdivision .
Gasoline contains hazardous chemicals that are dangerous to health. Some are known carcinogens.
Others can cause lung, brain and kidney damage, as well as asthma in children. The escape of
these chemicals into the environment is all but inevitable-through fumes, spillage on the ground,
underground tank leakage, or accidents. These hazardous materials will run off into the retention
pond. From there, they will flow into the Aptakisic creek, seep into the ground, and spread
throughout the entire Pekara subdivision.
Please do not build this fuel center where it poses risk to our health and lives.
Signed, residents of the Pekara subdivision.
Name: _£_:_~ d=-=-W..=...!.'If.L..:...fU......,}!...._. _J______:_~_Q_oS._tt:W_L_C..-_L ___ (_,_\ Y\_J_a-_v (!5_\_e_LJ_I_c_'"Z_
Address: ___..!.._~~--'--C\~(\~:.....__' ~\N ~~~..:....__~_tJ~_bfl ____ _
Signature: ~
Date: _\t-=--0____.1...~ \___..!_--\~---------
2.2.d
Packet Pg. 176
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Updated: 11/11/2016 1:49 PM Page 1
Information Item : Preliminary Plan Approval for an 12 Unit
Townhome Development – Workshop #3
Recommendation of Action
Both Staff and the developer are seeking the Planning and Zoning Commission comments regarding the
proposed concept plan.
The Olson and Roseman are interested in developing their combined three parcels and are working with
a prospective developer, JCJ Homes Inc., on a concept for the site. This petitioner did present a similar
project to PZC in September, 2015 and more recently at the February 3, 2016 PZC meeting. Prior to
processing with a formal application, the property owner and developer are seeking final feedback
regarding their revised concept plan.
ATTACHMENTS:
Staff Report (DOCX)
Aerial (PDF)
Letter (PDF)
Site Plan 11.2.16 (PDF)
Elevations Front (PDF)
Elevations Rear (PDF)
Floor Plan (PDF)
Minutes from 2.3.16 PZC Meeting (PDF)
Trustee Liaison Staff Contact
Weidenfeld Chris Stilling, Community Development
Wednesday, November 16,
2016
HISTORY:
11/02/16 Planning and Zoning Commission
3.A.1
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VILLAGE OF BUFFALO GROVE
PLANNING & ZONING COMMISSION
STAFF REPORT
MEETING DATE: November 2, 2016
SUBJECT PROPERTY LOCATION: 16406 West Highway 22 and 22927 N. Prairie Road
PETITIONER: Joseph Christopoulos
JCJ Homes Inc.
PROPERTY OWNER: Larry and Jill Olsen and Daniel and Judith Roseman
PREPARED BY: Christopher Stilling, Director of Community Development
REQUEST: Preliminary Plan Approval for a 12 unit townhome development
– Workshop #3
EXSITING LAND USE AND ZONING: Vacant. R-E Zoning District (One-family dwelling district)
COMPREHENSIVE PLAN: The 2009 Village Comprehensive Plan calls the property to be a
planned development with a density of ten units to the acre.
PROJECT BACKGROUND
The northwest corner of Prairie and Half Day Road intersection includes Noah’s Landing development as
well as three other contiguous parcels. Two of the parcels (16406 West Highway 22 and 22927 N.
Prairie Road) are owned by Larry and Jill Olson and are not developed. The third parcel, which is 2601
Prairie Road, is owned by the Daniel and Judith Roseman and is occupied by a single-family home. All
three parcels total to 1.05 acres. All three parcels were annexed into the Village in 1995 via an
annexation agreement, which has since expired.
The Olson and Roseman parties are interested in developing their combined three parcels and are
working with a prospective developer, JCJ Homes Inc., on a concept for the site. This petitioner did
present a similar project to PZC in September, 2015 and more recently at the February 3, 2016 PZC
meeting. Prior to processing with a formal application, the property owner and developer are seeking
final feedback regarding their revised concept plan.
PLANNING & ZONING ANALYSIS
Summary of the February 3, 2016 Workshop
On February 3rd, the petitioner provided a revised concept plan for review by the PZC. The revised plan
was intended to address concerns raised at the September 21, 2015 PZC workshop. Overall, the PZC was
supportive of the revised plans and directed the developer to proceed with preparing the project for a
public hearing.
Subsequent to the February 3rd meeting, the petitioner began preparing their preliminary engineering
plans. Delays in the project have occurred as a result of seeking a legal determination on whether or not
the developer has the right to connect to an existing storm sewer in Chelsey Street which discharges
3.A.1.a
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into the existing Noah’s Landing pond. Ultimately, the Village Attorney has concluded that the
developer may connect to the stormsewer and discharge into the pond without seeking the approval of
the Noah’s Landing HOA. Since nearly nine (9) months have passed, and staff and the petitioner are
seeking final comments and thoughts from the PZC before proceeding with the public hearing.
Latest Plan
Overall, the latest site plan is very similar to the previous plan and includes twelve (12) single-family
attached units (townhomes). The seven units on the west side of the site will be 24 feet by 37 feet, while
the 5 units on the east side of the site will be 22 feet by 37 feet. As noted in the petitioner’s narrative,
the townhomes are planned to be two-stories with three bedrooms (32’ high), two and a half baths, and
attached front-loading garages. However staff notes that their elevations show a three-story product
that is 38’ high. The starting price points for these units would be $399,000.
Compatibility with Surrounding Uses and Developments, Comprehensive Plan and Other Plans
The proposed use (single-family attached development) is suitable for the property given its general
compatibility with the surrounding uses, the Comprehensive Plan, and other plans. Single-family
attached developments are located to the north and east of the property (Noah’s Landing), south of the
property (Waterbury Place), and the west of the property (Woodlands at Fioria). The Northern Central
Service Train line and parking lot, as well as other industrial uses are also west of the subject site.
The proposed use is also compatible with the Comprehensive Plan, which calls for this property to be
part of a Planned Development with a density of ten units to the acre. The proposed development
would be approximately 11.4 units to the acre. The plan notes that townhomes are the preferable
housing option, but other options could be considered if the site’s planning and design are carefully
executed. Single-family attached units were also shown for the Olson and Roseman properties on a
outlot concept sketch that was part of the Noah’s Landing project that was approved by the Board in
2002. The Village of Buffalo Grove Transit Station Area Plan, which was never formally adopted but
considered a guide for development in the Buffalo Grove and Prairie View Metra areas, calls for the
subject site to be a multi-family development or a mixed-use development with office and multiple-
family units.
Zoning
The subject property is currently zoned R-E, which is a one-family dwelling district. However a more
appropriate zoning for both proposed site plan alternatives is the R-9 with a Residential Planned Unit of
Development. Under this type of zoning, the petitioner would have to seek some variations, especially in
terms of setbacks. Setbacks would be as follows:
North lot line(west building)- 20.5’
North lot line(east building)- 12’ (adjacent to open space)
South lot line- 30’
East lot line- 20’(adjacent to existing pond)
West lot line- 35’
A preliminary analysis of both site plans suggests that some setback reductions are required. Staff does
not view the current variations as problematic as the setbacks are consistent with the existing Noah’s
Landing project. Additional variations may be required upon a complete submittal.
3.A.1.a
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Access and Infrastructure
The concept plan proposes extending Chelsey Street to the south part of the site with a partial
“hammerhead” at the terminus. This extension would serve the townhomes and enable residents to
access Prairie and Half Day Roads via Chelsey Street and Taylor Court. The “hammerhead” would also
allow garbage trucks and village vehicles the ability to turnaround. The Village’s Fire and Public Works
Departments have reviewed the plan and have no major concerns. The Public Works Department notes
that the southern guest parking location at the turnaround may need to be removed for more effective
snow plow removal.
In terms of stormwater, the detention pond built and associated with the Noah’s Landing development
can potentially serve redevelopment on the subject site. Sewer and water are available to the north
within the Chelsey Street right-of-way.
Building Elevations
The petitioner has provided elevations showing a 3-story product that is 38’ high. It should be noted that
this product type is different from the adjacent Noah’s Landing project which is 2 ½ stories and ranges
from 32’-35’ high. The proposed projects units are also smaller than the existing Noah’s Landing project.
ACTION REQUESTED
Both Staff and the developer are seeking the Planning and Zoning Commission comments regarding the
proposed concept plan.
3.A.1.a
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Lake County, Illinois
LakeCounty
Geographic Information System
Lake County Department
of Information Technology
18 N County St
Waukegan IL 60085
(847) 377-2373
Map Printed on 05/28/2014
N
Disclaimer The selected soil feature layer may not occur anywhere in the current map extent. A Registered Land Surveyor should be consulted to determine the precise location of property boundaries
on the ground. This map does not constitute a regulatory determination and is not a base for engineering design. This map is intended to be viewed and printed in color.
100 ft
Lake County Border
Tax Parcels
3.A.1.b
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JCJ Homes, Inc.
Construction Management and Consultants
Proposed Townhouse Development for Buffalo Grove
To: Buffalo Grove Plan Commission / Zoning Board of Appeals
Re: Preliminary Hearing 11/02/16
Attached is the proposed site plan and Architectural renderings for the proposed town home
development for the corner of Half day rd and Prairie rd. This is currently a three parcel property
which will be combined to accommodate the future development. It is currently located next to
the existing Noah’s Landing town home development.
As per our appearance before the Commission back in February of 2016 we are proposing on
building 12 ( twelve ) town homes at the referenced locations. The town homes will be 2 story, 3
bedrooms, 2 1/2 baths , attached front loading garages , 32’ (feet ) tall and constructed of
masonry and siding with a price point starting at $399,000.00. We also had indicated that we
were in the process of contacting the Noah’s Landing Association to possibly join their
association and connect to the existing detention pond which had originally been designed to
accommodate our future development. To this current date we have had no definitive answer to
our numerous requests.
In June of this year there was a change in the storm water management requirements for the
Village of Buffalo Grove and we were informed that if we did not increase the impervious
surface on our property by more then 20,000 ( twenty-Thousand ) square feet of additional
impervious surface then we would not be required to provide detention for this development.
This being the case we redesigned our engineering plan to allow for the storm water from our
development to flow in to the Village of Buffalo Grove’s existing public storm sewer system.
This plan has been submitted and conceptually approved by the Village’s Engineering
department.
The layout and road configuration and building line setbacks have not changed as was previously
submitted and favorably received by the board back at the February 2016 meeting.
We are here tonight seeking approval to move forward to public hearings so that we may achieve
final approval for our development.
Thank you for your time and consideration regarding this matter.
Joseph J. Christopoulos
President
JCJ Homes Inc.
www.jcjhomesinc.com
3.A.1.c
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02/3/2016
Com. Goldspiel asked if the finished building will match the appearance of the
renderings provided. Mr. Harmon responded that the finished building will match
the renderings very closely. Com. Goldspiel asked what the primary use of the
building will be. Mr. Harmon responded that they do not know yet since they do
not have a prospective tenant as of yet. They are trying to capture what's in the
market.
Com. Lesser confirmed with Mr. Stilling that the proposed building meets the
zoning requirements for the zoning district.
Com. Moodhe stated that it is a nice building and a unique property. He asked if
there will be enough parking. Mr. Harman stated that approximately thirty (30)
percent of the site will be utilized for parking.
There were no additional comments or questions from the Commissioners.
Moved By Com. Weinstein, seconded by Com. Cesario, to recommend to the
Village Board to approve the Petition by Ridgeline Property Group for Preliminary
Plan approval for 850 Asbury Drive.
RESULT: REFERRED [UNANIMOUS]
Next: 2/22/2016 7:30 PM
MOVER: Mitchell Weinstein, Commissioner
SECONDER: Frank Cesario, Commissioner
AYES: Smith, Moodhe, Cesario, Cohn, Goldspiel, Khan, Lesser, Shapiro,
Weinstein
2. Preliminary Plan Approval for an 12 Unit Townhome Development – Workshop
#2 (David Weidenfeld)
Ms. Woods reviewed the proposed development as detailed in the staff report.
The northwest corner of Prairie and Half Day Road intersection includes Noah’s
Landing development as well as three other contiguous parcels. Two of the
parcels (16406 West Highway 22 and 22927 N. Prairie Road) are owned by Lar ry
and Jill Olson and are not developed. The third parcel, which is 2601 Prairie
Road, is owned by the Daniel and Judith Roseman and is occupied by a single -
family home. All three parcels total to 1.05 acres. All three parcels were annexed
into the Village in 1995 via an annexation agreement, which has since expired.
The Olson and Roseman parties are interested in developing their combined
three parcels and are working with a prospective developer, JCJ Homes Inc., on
a concept for the site. This petitioner did present a similar project to PZC in
September, 2015. However the proposed plan in September precluded the
Roseman property and featured a new one-way road that directly connects Half
Day Road, the proposed development, and Prairie Road. Prior to proce ssing with
a formal application, the property owner and developer are seeking feedback
regarding their revised concept plan. The proposed development would include
twelve (12) single family-attached units. The subject property is currently zoned
R-E, which is a one-family dwelling district. However, R-9 would be the
appropriate zoning with reduced setbacks. Staff does not see the reduced
setbacks as problematic. The concept plan proposes extending Chelsey Street to
the south part of the site with a partial “hammerhead” at the terminus. In terms of
stormwater, preliminary analysis indicates that the detention pond built and
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02/3/2016
associated with the Noah’s Landing development can potentially serve
redevelopment on the subject site.
Mr. Joseph Christopoulos, JCJ Homes and Mr. Scott Simon, Land Technology,
were present to answer questions.
Com. Lesser asked about the height of the Noah's Landing town homes. Mr.
Christopoulos was not sure but advised that these town homes would look
different than Noah's Landing.
Com. Cesario advised that there will be questions with regards to parking on the
site but he believes that this proposal looks great.
Com. Goldspiel asked about the type of residents they are looking to attract. Mr.
Christopoulos responded that there could be different types of residents based
upon the amenities in the area; Stevenson High School, the commuter station,
and possibly retirees. Com. Goldspiel asked for Mr. Christopoulos to provide
more visibility to the street due to all the garage doors. He wo uld also like to
know about the proposed drainage for the property. Mr. Simon advised that when
Noah's Landing was constructed, it had already accounted for half of this
property and then over-sized it. He believes Noah's Landing was designed to
handle the drainage for this entire site. Com. Goldspiel stated that the area is
lacking open space.
Com. Weinstein stated that the southern unit on the west looks as if it is running
into the turn radius. Mr. Simon responded that they may need to remove that
guest parking spot.
Com. Moodhe stated that the proposal fits in with the overall Comprehensive
Plan.
Com. Goldspiel asked how wide the street will be and if guests could utilize
parking on the street. Mr. Stilling responded that the street is proposed at tw enty
seven (27) feet wide. They are looking to allow as much parking as possible, but
the Village is hesitant to allow parking on the street. The proposal does meet the
current code as far as required parking. The goal is to get four (4) guest parking
spaces. Com. Goldspiel suggested widening a portion of the street to allow for on
street parking.
Com. Moodhe asked about the parking situation in the driveways. Mr.
Christopoulos stated that four (4) cars could park on the driveway and two (2)
cars in each garage.
Com. Cohn stated that if on street parking were to be allowed that it should not
be at allowed the end of the street.
Ch. Smith stated that he appreciates the improvements.
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02/3/2016
There were no additional questions or comments from the Commissioners.
Ap proval of Minutes
1. Planning and Zoning Comission - Regular Meeting - Jan 20, 2016 7:30 PM
RESULT: ACCEPTED [6 TO 0]
MOVER: Adam Moodhe, Commissioner
SECONDER: Zill Khan, Commissioner
AYES: Smith, Moodhe, Cesario, Goldspiel, Khan, Lesser
ABSTAIN: Matthew Cohn, Ira Shapiro, Mitchell Weinstein
Chairman's Report
None.
Committee and Liaison Reports
None.
Future Agenda Schedule
Mr. Stilling advised that the adoption of the 2016 Zoning Map and the public hearing regarding e -
cigarettes will be on the upcoming February 17, 2016 meeting agenda. He also reminded the
Commission that the Health Commission will be meeting on February 10, 2016 and will discuss e-
cigarettes. He asked for one (1) or two (2) Commissioners to attend that meeting.
Public Comments and Questions
None.
Staff Report
None.
Adjournment
The meeting was adjourned at 9:49 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 3rd DAY OF February , 2016
3.A.1.h
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10/19/2016
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, OCTOBER 19, 2016
Call to Order
The meeting was called to order at 7:31 PM by Commissioner Eric Smith
Public Hearings/Items For Consideration
1.Consider Approval of a Variation to Install a 5 Foot Fence in the Corner Side Yard and a
Variation for an Air Conditioning Unit and Generator to be in the Corner Side Yard
Setback (Trustee Weidenfeld)
Mr. Ronald Krass and Mrs. Marian Krass, 1101 Highland Grove Drive, were present and
sworn in.
Mr. Krass explained that they live on a corner lot. They installed a replacement air
conditioner unit to in the same location as the previous one. When the inspector came
out, they were told it was in the wrong spot. If the air conditioner can stay, they would
also like to install a generator on that side as well. The also bought a fence to enclose the
yard. The fence would be continuous with their neighbor’s existing fence so it would look
uniform. He wants to ensure that the air conditioner and generator would not be visible
from the street. The proposed fence is a five (5) foot board on board wood fence. He also
wants to avoid any noise to his neighbors.
Com. Goldspiel asked if there are any line of sight issues. Mr. Stilling responded no.
Com. Lesser confirmed with Mr. Stilling that the contractor issued the permit was advised
that the air conditioner could not be replaced in the same location, but did it anyway. He
does not have any issues with the request and believes the Petitioner is being
considerate of his neighbors. He does have an issue with the contractor and asked what
actions could be taken against the contractor. Mr. Stilling responded that Contractor
License revocation process is very costly and lengthy and he does not believe that this
happens very often.
Com. Cesario asked if any objections were received by the Village. Mr. Stilling responded
no.
Ch. Smith entered the Staff Report as Exhibit 1.
Com. Au asked if the location of the air conditioner conformed to the Zoning Ordinance
when it was originally installed. Mr. Stilling believes it did. Zoning regulations have
changed over the years.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
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The public hearing was closed at 7:46 PM.
Moved by Com. Cesario, seconded by Com. Lesser, to approve the request for a
variation to install a 5 foot fence in the corner side and to recommend to the Village
Board approval of the variation request to allow an air conditioner unit and a generator to
be located in the corner side yard setback.
Com. Cesario stated that he believes the request is in harmony with the area.
Com. Cohn stated that he is in favor of the request, but missed most of the testimony.
There were no further comments from the Commissioners.
RESULT:RECOMMENDATION TO APPROVE [5 TO 0]
Next: 11/7/2016 7:30 PM
AYES:Smith, Cesario, Goldspiel, Lesser, Au
ABSTAIN:Matthew Cohn
ABSENT:Adam Moodhe, Zill Khan, Mitchell Weinstein
2.Consider Preliminary Plan Approval for a New Self-Storage Facility at 847 Deerfield
Parkway (Trustee Berman)
Mr. Robert Heilman, Vice President of Development for Metro Self Storage, 13528
Boulton Boulevard, Lake Forest, IL, was present and sworn in.
Mr. Heilman reviewed the proposed development. There is a correction to the square
footage as well as the number of parking spaces. The correct building square footage is
116, 412 and the number of parking spaces is 12 spaces, including 1 accessible space.
The property is located in the Industrial District. There is a retention basin to the south
which was designed to accommodate development on this parcel. The proposed facility
is a 3-story, fully conditioned, climate controlled building. 70% would be residential
customers, 20% would be commercial customers and 10% would be miscellaneous
customers. He reviewed the floor plans, including the location of the access points. There
will be 2 elevators in the building. The number of storage units would be 820 and they
would vary in sizes. The exterior access doors would not be visible from the street. He
reviewed the exterior elevations. The building would consist of a base brick with banding
on the upper floors and accent stucco. There is an attractive, modern look and feel to the
building. Some light engineering and site improvements have been performed and meet
local requirements. He is working on a landscaping plan but has not yet completed it. He
reviewed the proposed location for the trash enclosure and reviewed the photometric
plan. He also reviewed the proposed signage. There would be two wall signs and a
ground sign. One wall sign on the north elevation and one wall sign on the east elevation.
The ground sign would not be a reader board. He reviewed photographs of the interior of
one of his other facilities to show what it would look like.
Com. Goldspiel advised that he has used the facility in Lake Zurich and believes that it is
very well maintained. This site is located next to the railroad tracks and the tracks see a
lot of traffic. He asked if the Village has looked at any possible visibility issues since the
area is a “Quiet Zone” and no horns can be used. Mr. Stilling does not believe that there
will be any issues.
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Com. Lesser asked is there are any wetlands on the site. Mr. Heilman does not believe
so. Com. Lesser asked if the detention is maintained on site. Mr. Heilman responded yes.
Com. Lesser asked if the facility would be staffed part of the time and about the hours of
access to the facility. Mr. Heilman stated that the facility will be staffed from 9:30 AM until
6:00 PM during the week. Customers will have access to the building from 6:00 AM until
10:00 PM. Once a customer signs a lease, they are giving a PIN number unique to their
unit so they can track usage. There will also be video cameras both on and off site. Com.
Lesser asked how they control what is being stored in the units. Mr. Heilman stated that
the property manager watches the move in’s and move out’s. It is also written into the
lease agreement what can and can’t be stored. Com. Lesser asked about issues that Mr.
Heilman has encountered in the past. Mr. Heilman responded that there have been
minimal issues. He is not involved in the operations side but once he saw a garden tool
that leaked gas. Com. Lesser asked about a safety plan for after hours, for someone in
destress. Mr. Heilman stated that there will be an intercom system installed throughout
the building. Com. Lesser asked if the property manager would reside on site. Mr.
Heilman responded no. Com. Lesser asked if the building will be sprinklered. Mr. Heilman
responded yes.
Com. Cesario asked Mr. Stilling about the parking on site. Mr. Stilling advised that staff
looked at the parking requirements. Based off the number of units most communities
require 8 to 10 spaces. Public Storage has 10 spaces. Metro is proposing 12.
Mr. Stilling asked Mr. Heilman if consideration has been given to installing a solid fence
along the west property line adjacent to the railroad tracks. Mr. Heilman is not sure but he
would not oppose it. There is a grade difference of about 6 to 8 feet from the tracks. So a
fence may not provide any screening. No other fencing exists along the tracks either.
Com. Lesser stated that he is pleased with the design, the signage is constrained and the
use is in harmony with adjacent properties.
Com. Cohn believes a fence along the west property line would be awkward.
Com. Cesario agrees that there should not be a fence.
Ch. Smith entered the Staff Report as Exhibit 1.
There were no additional questions or comments from the Commissioners. There were
no questions or comments from the audience.
The public hearing was closed at 8:14 PM.
Moved by Com. Cesario, seconded by Com. Lesser, to recommend to the Village Board
approval of the Petition for Preliminary Plan approval for a 116,412 square foot self-
storage building located at 847 Deerfield Parkway.
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RESULT:RECOMMENDATION TO APPROVE [UNANIMOUS]
Next: 11/7/2016 7:30 PM
AYES:Smith, Cesario, Cohn, Goldspiel, Lesser, Au
ABSENT:Adam Moodhe, Zill Khan, Mitchell Weinstein
Regular Meeting
Other Matters for Discussion
None.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Sep 21, 2016 7:30 PM
Moved by Com. Au, seconded by Com. Lesser, to approve the minutes of the
September 21, 2016 regular meeting.
Com. Goldspiel stated that on Page 50 of the packet, the second to last
paragraph has two corrections: in the fourth line, replace the word "lengths" with
"widths"; and the eight line should read "proposed Woodman's building that so
few variations to the Sign Code are still required."
RESULT:ACCEPTED [5 TO 0]
AYES:Smith, Cesario, Goldspiel, Lesser, Au
ABSTAIN:Matthew Cohn
ABSENT:Adam Moodhe, Zill Khan, Mitchell Weinstein
Chairman's Report
None.
Committee and Liaison Reports
Mr. Stilling advised that Sky Fitness was approved by the Village Board along with the Speedway
Annexation Agreement Amendment.
Staff Report/Future Agenda Schedule
Mr. Stilling advised that Woodman's is coming back to the Planning & Zoning Commission (PZC).
Mr. Woodman decided to move the car wash/lube center building to the north parcel. Also,
Shorewood is not yet sure what they will be doing with the south parcel. This is a substantial
change that must be reviewed by the PZC before it goes to the Village board.
Com. Lesser asked about parking on the north lot with the change. Mr. Stilling advised that they
would be losing about 20 parking spaces but the parking still meets zoning requirements.
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Ch. Smith asked about the bank building. Mr. Stilling advised that comments came back from the
Lake County Department of Transportation and tweaks are being made to the plan. Ch. Smith
also asked about the aesthetics of the proposed bank building. Mr. Stilling advised that it was
made clear that the bank building needs to mesh with Shorewood's buildings.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 8:30 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 19th DAY OF October , 2016
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11/2/2016
MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE
VILLAGE OF BUFFALO GROVE HELD IN THE COUNCIL CHAMBERS, 50 RAUPP BOULEVARD,
BUFFALO GROVE, ILLINOIS ON WEDNESDAY, NOVEMBER 2, 2016
Call to Order
The meeting was called to order at 7:30 PM by Commissioner Zill Khan
Public Hearings/Items For Consideration
1.Consider Approval of Amendment to the Existing Annexation Agreement Ordinance No.
90-55, as Amended by Ordinance No. 2007-55 Requesting Approval for a Rezoning to
B3 Planned Business Center District with a Special Use for a Planned Unit Development
and Approval of a Plat of Subdivision and Preliminary Plan with Multiple Special Uses
and Variations for the 25 Acre Property at the Northwest and Southwest Corners of
Milwaukee Avenue and Deerfield Parkway (Trustee Berman) (Staff Contact: Chris
Stilling)
Moved by Com. Lessor, seconded by Com. Moodhe, to table the public hearing to the
next regular meeting of the Planning and Zoning Commission scheduled for Wednesday,
November 16, 2016.
RESULT:TABLED [UNANIMOUS]
Next: 11/16/2016 7:30 PM
AYES:Moodhe, Cesario, Goldspiel, Khan, Lesser, Au
ABSENT:Eric Smith, Matthew Cohn, Mitchell Weinstein
Regular Meeting
Other Matters for Discussion
1.Preliminary Plan Approval for an 12 Unit Townhome Development – Workshop
#3 (Trustee Weidenfeld) (Staff Contact: Chris Stilling)
Moved by Com. Lessor, seconded by Com. Moodhe, to table the workshop to the
next regular meeting of the Planning and Zoning Commission scheduled for
Wednesday, November 16, 2016.
Approval of Minutes
1.Planning and Zoning Commission - Regular Meeting - Oct 19, 2016 7:30 PM
Moved by Com. Lessor, seconded by Com. Moodhe, to table the approval of the
minutes to the next regular meeting of the Planning and Zoning Commission
scheduled for Wednesday, November 16, 2016.
RESULT:TABLED [UNANIMOUS]
AYES:Moodhe, Cesario, Goldspiel, Khan, Lesser, Au
ABSENT:Eric Smith, Matthew Cohn, Mitchell Weinstein
Chairman's Report
None.
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Committee and Liaison Reports
None.
Staff Report/Future Agenda Schedule
None.
Public Comments and Questions
None.
Adjournment
The meeting was adjourned at 7:34 PM
Chris Stilling Director of Community Development
APPROVED BY ME THIS 2nd DAY OF November , 2016
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